What your diligence will cost, and whether it fits the condition period
Scope the Phase I, Phase II, building condition and geotech work a Canadian commercial deal needs — priced by province, sequenced against your condition period.
01Estimator
Diligence cost and timeline estimator
Enter the asset and the site history. The estimator decides which reports a lender and the Ontario regulator will actually require, prices each one, and sequences them into a calendar you can hold against your condition period.
Modelled cost
$11,000–$43,500
Midpoint $19,900
Critical path
23 days
Engagement to reviewed drafts
Risk screen
Low
No flag driving sampling
Condition period
22 days spare
Scope fits
| Report | Status | Cost band | Days | Lands |
|---|---|---|---|---|
| Roof / envelopeA 41-year-old roof is usually the largest single line in the reserve table; a dedicated review turns a range into a number. | Recommended | $2,500–$11,000 | 12 | Day 12 |
| DSS / hazmatA 1985 building is pre-ban construction: the survey is legally required before any renovation or demolition is tendered, and the abatement number belongs in the purchase price. | Required | $2,800–$13,000 | 14 | Day 14 |
| Phase I ESAEvery lender on a commercial file requires a Phase I addressed to it with reliance, dated within six months of funding. | Required | $2,200–$5,500 | 15 | Day 15 |
| BCA / PCAThe lender's reserve requirement is set off the BCA's capital table, so it is a funding condition, not a nice-to-have. | Required | $3,500–$14,000 | 18 | Day 18 |
Out of scope, and why
- Phase II ESA — No area of potential environmental concern was flagged, so the Phase I should close without sampling. If it does not, add roughly the Phase II band to both cost and calendar.
- Geotech — An existing building with a known grading history rarely needs a geotech at acquisition; add one before any addition.
- Elevator — No elevating devices in the asset.
Take this with you
Diligence scope memo
A scope of work you can send to a consultant, attach to a lender package, or hold against a condition-period calendar. Print to PDF — nothing leaves your browser.
- Prepared
- 2026-10-09 by Envirolor
- Jurisdiction
- Ontario — O. Reg. 153/04 (Records of Site Condition)
- Asset
- 50,000 sf industrial, built 1985
- Site area
- 87,120 sf
- Risk screen
- Low (score 1)
- Condition period
- 45 calendar days
- Modelled cost
- $11,000–$43,500
- Critical path
- 23 calendar days
Scope of work
1. Roof and Building Envelope Review — Recommended
Roof-level inspection with core cuts where warranted, moisture scanning, flashing and parapet review, and an envelope assessment covering cladding, sealants and glazing, with remaining service life and replacement cost.
$2,500–$11,000 · engage day 0 · draft day 12
2. Designated Substance and Hazardous Materials Survey — Required
Bulk sampling and laboratory analysis for asbestos-containing materials, lead, mercury, silica and other designated substances, producing the inventory that must be handed to any contractor before demolition or renovation.
$2,800–$13,000 · engage day 0 · draft day 14
3. Phase I Environmental Site Assessment — Required
Records review (fire insurance plans, aerial photography, title, environmental registries), a site reconnaissance visit, and interviews with the owner, occupants and the municipality. The deliverable identifies areas of potential environmental concern (APECs) and states whether intrusive investigation is warranted.
$2,200–$5,500 · engage day 0 · draft day 15
4. Building Condition Assessment — Required
A walk-through of structure, envelope, roofing, mechanical, electrical, vertical transportation, life safety and site works, followed by an immediate-repair list and a capital reserve table projecting replacement costs over the study period.
$3,500–$14,000 · engage day 0 · draft day 18
Verdict
This scope runs 3 required and 1 discretionary report, for a modelled $11,000–$43,500 and a 23-day critical path from engagement to a reviewed set of drafts.
Against the 45-day condition period entered, that leaves 22 days of slack — enough to absorb one lab delay, not two.
No area of potential environmental concern was flagged, so the base case is a Phase I that closes clean. If it does not, the Phase II adds roughly 30 days and the sampling band to this answer.
Modelled figures produced by the Envirolor scoping method from published cost bands and the Environmental Protection Act (O. Reg. 153/04 (Records of Site Condition)). Not a quotation and not professional advice. Confirm scope and fees with a qualified consultant before relying on this memo.
02How to read it
How these figures were produced
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
03Questions
Does this replace a consultant's proposal?
No. Envirolor models cost bands and sequencing so a buyer can budget and negotiate a condition period before proposals arrive. Fees are confirmed by the consultant who signs the report.
Why does the Phase II add so much time?
It is the only report in the sequence that cannot start until another one finishes. Utility locates, rig scheduling and 10–15 business days of laboratory turnaround sit after the Phase I finding, so the duration lands on the critical path in full.
What happens to the numbers I enter?
They stay in the URL. Nothing is stored, no account is created, and the link you copy carries your own inputs to any sister site in the network.
04Sources
Sources
- [1] CSA Z768-01, Phase I Environmental Site Assessment — The standard a Canadian Phase I is written to.
- [2] Ontario — Environmental Protection Act, O. Reg. 153/04 (Records of Site Condition) — Administered by Ministry of the Environment, Conservation and Parks.
- [3] British Columbia — Environmental Management Act, B.C. Reg. 375/96 (Contaminated Sites Regulation) — Administered by B.C. Ministry of Environment and Climate Change Strategy.
- [4] Alberta — Environmental Protection and Enhancement Act, Alta. Reg. 154/2009 (Remediation Regulation) — Administered by Alberta Environment and Protected Areas.
- [5] Quebec — Environment Quality Act, EQA, ss. 31.51–31.53 (cessation of a designated activity) — Administered by Ministère de l'Environnement, de la Lutte contre les changements climatiques, de la Faune et des Parcs.
Not advice — Envirolor is a data publisher. We do not perform, certify, or supervise professional work, and nothing here is a quote, an engagement, or professional advice. Figures are indicative benchmarks for comparison and must be confirmed with a qualified professional before you rely on them. About Envirolor