COMMERCIAL BUILDING INSPECTOR
Commercial building inspection by certified professional commercial building inspector is the primary service we offer to purchasers of commercial buildings including industrial, commercial, institutional and residential buildings, apartment buildings, retail commercial strip plazas, gas stations, industrial warehouses, manufacturing plants, motels, office buildings, restaurants and commercial condominium retail units in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and Woodbridge).
Whether you are purchasing your first commercial property or an experienced investor who owns several buildings, purchasing a commercial property is a very important financial commitment. Since the repairs and/or replacement of a major component on a commercial building like roof, HVAC, paving can be costly, knowing the actual condition of the building is very important.
We provide expert commercial building inspection service serving Toronto and surrounding area with more than 20 years of commercial building inspection experience. Our certified professional commercial building inspector performs as per ASTM Standard E 2018. Our professional commercial building inspector uses state of the art diagnostic tools and equipment for non-invasive analysis. Our expert commercial building inspector provides an overview of the condition of the major components in the buildings and property including all accessible Structural Frame, Building Envelope, Roofing, Plumbing, Heating, Air Conditioning & Ventilation, Electrical, Life Safety & Fire Protection, Interior Elements, Site Topography, Storm Water Drainage. Ingress & Egress, Paving, Curbing & Parking, Landscaping & Appurtenances and Utilities(Water, Electricity, Natural Gas). Our commercial building inspectors have the “BSSO” - Building Science Specialist of Ontario designation - Elite group of building science professionals dedicated to the implementation and effective use of, Building Science Principles in the Construction Industry of Ontario. Our professional Commercial Building Inspectors are dedicated to continually upgrade their knowledge and education by attending professional educational commercial building inspection seminars, conferences and meetings, every year. Our professional commercial building inspector will identify immediate and long-term necessary repairs and provide recommendations for remedial actions and the costs associated with.
Our pre-purchase commercial building inspection includes:
The current condition of the building and its major components including all accessible Structural Frame, Building Envelope, Roofing, Plumbing, Heating, Air Conditioning & Ventilation, Electrical, Life Safety & Fire Protection, Interior Elements, Site Topography, Storm Water Drainage. Ingress & Egress, Paving, Curbing & Parking, Landscaping & Appurtenances and Utilities(Water, Electricity, Natural Gas).
Remaining useful life of major components, such as roofing and HVAC equipment
Detailed list of deficiencies, including those that require immediate repair and/or replacement
Recommendations for required short term and long term upgrade, repairs or replacement.
Cost estimate for significant items for budgeting purposes
Narrative description of current condition
Estimated remaining useful life of major components
In a triple net lease, the tenant pays the landlord rent, property taxes, fire insurance, and the tenant’s share of maintenance expenses for the property. The cost for future property taxes and fire insurance can be reasonably estimated, But estimating and budgeting for future maintenance costs can be difficult without a professional property condition assessment.
A pre-lease commercial building inspection is really beneficial for both the tenant and the property owner.
Our pre-lease commercial building inspection includes:
Remaining useful life of major components, such as roofing and HVAC equipment
Detailed list of deficiencies, including those that require immediate repair and/or replacement
Recommendations for required short term and long term upgrade, repairs or replacement.
Cost estimate for significant items for budgeting purposes
Narrative description of current condition
Estimated remaining useful life of major components
Our commercial building inspectors are dedicated to help the purchasers of industrial, commercial, institutional and residential buildings with their due diligence to make sound commercial real estate decisions. Our professional commercial building inspectors provide important maintenance advice and follow up support to help first time commercial real estate buyers get acquainted with their new building. We guarantee that our well experienced and qualified commercial building inspectors will give you their very best effort. Our professional commercial building inspector’s mission is to look out for the best interest of the purchaser by inspecting every commercial building as if we are the ones buying the commercial building. Our professional commercial building inspectors’ commitment to our clients has allowed us to become a leader in the commercial building inspection industry. Our certified professional commercial building inspectors’ experience and reputation sets us apart from all the rest!
For your biggest investment you need building experts!
Professional building inspection is our only business. Our commercial building inspector does not perform building repairs or building renovations. Our professional commercial building inspector does not refer clients to specific contractors. Our well experienced, qualified & certified commercial building inspectors have completed thousands of commercial, industrial, institutional & residential building inspections including retail commercial strip plazas, apartment buildings, gas stations, industrial warehouses, manufacturing plants, motels, office buildings, restaurants and condominium retail units in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York Region (ajax, aurora, bolton, brampton, burlington, etobicoke, maple, markham, milton, mississauga, newmarket, north york, oakville, oshawa, pickering, richmond hill, scarborough, stouffville, toronto, vaughan, uxbridge, whitby, barrie, burlington, bowmanville, cambridge, hamiton, georgetown, guelph, kitchener, kingston, london, peterborough, sarnia, stoneycreek, st catharines, waterloo, windsor and woodbridge). An expert commercial building inspector does not obtain a working knowledge of every system in a commercial property by attending a few days commercial building inspection course, or reading a few commercial building inspection books. It comes from field experience of commercial building inspection and commercial building inspection training. Neither warranties nor insurance policies can take the place of knowledge and experience gained from a hands-on education -- and our well experienced reliable commercial building inspectors have it. Our professional commercial building inspectors have helped thousands of prospective commercial real estate purchasers avoid costly mistakes. Our commercial building inspectors are extremely knowledgeable of Southern Ontario including Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and Woodbridge neighborhood trends and problems over the past years as well as the quality of most properties.
COMMERCIAL, INDUSTRIAL & INSTITUTIONAL BUILDING INSPECTOR FEES
Commercial, industrial and institutional building inspector fees are based on size, age and usage of the building and the report requirements. Property condition assessment by commercial building inspector can be arranged within 24 hours. Commercial Building Inspection report is usually ready within 48 hours after completion of commercial building inspection by our professional commercial building inspector.
Commercial building inspector fee for a commercial building inspection of industrial, commercial, institutional and residential buildings, apartment buildings, commercial strip plazas, gas stations, industrial warehouses, manufacturing plants, motels, office buildings, restaurants and commercial condominium retail units within Southern Ontario (Ajax, Aurora, Brampton, Etobicoke, Markham, Mississauga, Newmarket, Northyork, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and Woodbridge) - From $495 plus $70 per 1,000ft2
Commercial Building Inspector fee for residential apartment building inspection within Southern Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and Woodbridge)
Less than six stories low rise apartment building - From $995
More than five stories high apartment building - From $2,495
Additional Components
First Elevator - From $625 - Additional elevators From $245 each
Fire Code Compliance - From $695 Swimming Pool $995
The old adage, "you get what you pay for," has been proven true time and time again. Don't be overly concerned about paying more for a thorough commercial building inspection. We perform a quality oriented commercial building inspection rather than a time and cost limited one. A low cost poor quality commercial building inspection is rarely a bargain. Lot of commercial building buyers think all commercial building inspectors are the same. If you looking for the low priced commercial building inspectors, you will find the inexperienced, not fully qualified commercial building inspectors. To risk getting a poor commercial building inspection on a multi million dollar commercial building by limiting yourself to the cheapest possible commercial building inspector is foolhardy. We offer a thorough commercial building inspection and superior quality narrative commercial building inspection report, not just a check list report of items inspected, at reasonable price! Checklist reports consist number of pages with small check boxes where the commercial building inspector ticks off what he supposedly inspected. Since there is very little room for written comments in checklist reporting system, inexperienced commercial building inspectors use this type of reporting system due to their limited capacity to provide useful and full information to the commercial building buyer. If a consumer was going to have surgery or buy a new car he would pick the best surgeon or attempt to get the very best vehicle. If you need the best lawyer or doctor to save you from disaster, you will have to pay more. The commercial building purchasers should consider important issues such as the education, training and experience of the commercial building inspector, how much of the commercial building and property are actually inspected, what type of commercial building inspection report will they receive, or how long the commercial building inspectors have been in business. The question consumers should be asking themselves here is: Would they hire a surgeon who has only completed very few surgeries. To become a good commercial building inspector requires many years of on site commercial building inspections, learning from each and every commercial building inspection. Commercial building inspectors know the value of their experience, reputation, qualifications, talent, attention to detail, the time and detail of the commercial building inspection, the quality of the written commercial building inspection report the extent of consulting and advice that are provided, and charge accordingly. Hiring the best commercial building inspector possible is what you want. If you cannot afford the best commercial building inspector, how will you afford the deficiencies the low cost, inexperienced commercial building inspector fails to report? Do you really want the cheapest, most inexperienced person to inspect the most expensive commercial real estate purchase you will ever make? If the commercial building inspection turns up little wrong with the building, you have bought peace of mind for few hundred dollars! If the commercial building inspection finds serious problems, your commercial building inspection fee could ends up saving you several thousands of dollars.
Our environmental site assessment ESA is acceptable to all commercial lenders and banks in Ontario.
ENVIRONMENTAL SITE ASSESSMENT RATES
Phase 1 - Environmental Site Assessment
A thorough environmental analysis of the property and all surrounding uses or conditions, which may carry the risk of contamination or liability and issues arise from past use of chemical, oil tanks, asbestos and other hazards. Assessments have been performed on a range of property types, including gas stations, medium sized industrial operations and multi-tenant commercial plazas.
As described by the Canadian Standards Association (CSA), in Standard CAN/CSA-Z768-01, a phase 1 environmental site assessment is a systematic process by which an assessor seeks to determine whether a particular property is subject to actual or potential contamination. The scope of the phase 1 environmental site assessment will consist of the following four principal components of the CSA Standard:
Review of historical land use, occupancy records, and aerial photographs.
Visual assessment of the site and surrounding properties including identification of any liquid or chemical storage, PCBs, ACM, Lead and other designated substances, spills or soil and building contamination and identification of surrounding land use in order to identify possible impacts to the subject site.
Interview with persons having knowledge of past and present site activities.
Evaluation of Information and Reporting
Phase 1 environmental site assessment can be arranged within six to eight business days. Phase 1 environmental site assessment reports are ready within 5 business days after completion of phase 1 environmental site assessment.
Cost of Phase 1 Environmental Assessment is $2,490
Phase II - Environmental Site Assessment
A phase 2 environmental site assessment (ESA) is an investigation to confirm the presence or absence of contamination on a property. It is accomplished by a sampling and analysis program that may include:
• soil drilling and/or test pitting;
• geophysical analysis;
• surface or groundwater sampling; and
• testing of building materials
Generally, a phase 2 environmental site assessment is required by a lending institution (bank) when potential contamination has been identified on a high-risk property such as gas stations(Petro Canada, Esso, Shell, Ultramar, Husky, Olco, Pioneer), dry cleaners etc, requiring financing.
The potential contamination is often identified through an initial phase 1 environmental site assessment. If contamination is identified, the phase 2 environmental site assessment findings are used to develop options for dealing with the contamination including removing the contamination, managing the contamination in-place and or monitoring soil and groundwater conditions to ensure the contamination doesn’t worsen. The cost, scope and duration of a phase 2 environmental site assessment are dependent on many factors such as the size and location of the site, the number and type of suspected, contaminants, the type of material to be sampled such as soil, groundwater, etc., the methods used for sample collection and the time required to obtain laboratory results. The turnaround time for a typical phase 2 environmental site assessment is about 3 - 4 weeks.
Cost of combined Phase 1 & Phase 2 Environmental Assessment is $9,440
Geotechnical Engineering Evaluation
A Geotechnical Engineering Evaluation will evaluate the subsurface soil conditions at the proposed development to provide appropriate recommendations for site preparation, foundation design, drainage and other design and earthwork construction considerations. We will provide a Geotechnical Engineering Report summarizing site observations of subsoil and groundwater conditions, field and laboratory testing, with our comments and recommendations regarding the foundation conditions, T-time for septic area subsoils, backfilling, slab-on-grade construction, asphalt pavement design, etc. The turnaround time for a typical Phase 2 Environmental Site Assessment and Geotechnical Engineering Evaluation is about 3 to 4 weeks. Our cost of carrying out the Phase 1 & Phase 2 Environmental Site Assessment work and Geo Technical Engineering Evaluation is as follows:
Phase 1 & 2 Environmental Site Assessment and Geotechnical Engineering Evaluation
Up to 7 Boreholes $11, 440.00+ HST
Testimonials from Our Clients
“Building Experts Canada Ltd helped many of my clients with realistic overviews of their properties and gave excellent information on what to expect in the years to come.
Selva Vettyvel - Broker of Record - Homelife Future Realty Markham
“Thanks again for the thorough inspection performed and for following up to clarify our concerns”
Ricardo Fiorini Whitby
"Building Inspections Canada Ltd did a great job, finding defects even the seller was unaware of. We highly recommend Building Experts Canada Ltd"
Jack Lin - Scarborough
“Thank you Nalliah for your time, professionalism, attention to detail and sense of humour...’
Giovina Lobozzo - Manager - Member Services - Toronto Board of Trade
“Thank you for your excellent Commercial Building Inspection Report.....”
Paul McCaughey Toronto
"Thank you so much for the thorough inspection of our new property. Many thanks"
Troy Jerome Turgano & Nathalie Ng Tang Fui - North York
“Inspector was personable, honest and thorough, obviously experienced..”
John Gomez Gonzales - Markham
“I always appreciate the prompt service. I get positive feedback from my purchasers about the inspector's performance. I appreciate the inspector's assistance in helping my clients feel confident and at ease they are making a good decision...and if the property does have problems, then so be it...I'd rather they know it now and I'll find them a better one!!..”
Tapan Syed, Re/Max Realtron Markham
“The inspection made my decision to buy the property much more positive….”
Afareen Bahram - Markham
“The service provided by Building Experts Canada Ltd was excellent. The interpersonal skills combined with inspector’s knowledge made this inspection interesting, educational and easy to follow. This honest inspector is seriously conscientious...”
Kuga Sangarapillai – Richmond Hill
“Inspector's thorough inspection and professional honesty help us see the major problems with the property we were ready to buy… “
Ashikin Tarmizi - Scarborough
“I really enjoyed finding out more about my property. The inspection allowed me to budget my maintenance for the next five years. It was very comforting as a first time buyer…”
Ravi Sabaratnam - Aurora
"....Attention to detail, suggested timelines for repair…."
Tapas Sudeep - Mississauga
"My clients were very pleased with the inspections performed for them. They described it as a real education and made the comment that the inspector was very thorough and professional. I appreciate that kind of professionalism…”
Eddie Wing-Yiu Woo, Broker of Record, Homelife GTA Realty, Toronto
“Thorough, knowledgeable very professional inspector. Great narrative inspection report… ”
Rajinder Singh - Vaughan
“Honest, good communication, excellent knowledge base….."
David Fitzpatrick - Ajax
“Ability to make inspection understandable, helpful with additional information…”
Ali Sugal - Brampton
“Everything was explained very well. The inspector was meticulous and professional, extremely friendly and answered our many questions well.”
Xavier Fernando - Stouffville
“I learned so much from the inspection…”
Sushmita Yuvaraj - Whitby
“I really appreciated the time taken to explain certain details and recommendations……”
Arun Jain - Markham
“The inspector was very organized, polite and detail oriented. The inspection was a very enjoyable learning experience..”
Jeyanthi Sriharan – Richmond Hill
“A useful, well articulated onsite education…”
Manish Patel - Aurora
“Home inspector was very thorough not only in inspecting everything but pointing out what we needed to know and time limits for repair of deficiencies. Communication skills were great!..”
Jainarine & Devi Persaud – Ajax
“Clean, crisp, professional approach. Very clear presentation. Very personable..”
Cyril Rajanayagam – Pickering
“The most thorough and well explained home inspection we have experienced! Great customer service…we love the home inspection report. Thanks again Thayaparan for the excellent job!.”
Changaze & Nizaam Rahman - Woodbridge
“We like the sincerity of the building inspector's desire to help us understand what we were buying and we feel the inspector covered everything..”
Tanushri & Krishna Bhanuprasad - Brampton
“Very happy with overall service, the inspector had excellent people skills!..”
Nancy Kingsley - Stouffville
“Nothing was overlooked and everything was noted and discussed. Even if it was something small it was still mentioned…”
Ravi Visvalingam - Scarborough
“Efficient, very thorough, very clear- excellent follow-up with extra info…”
Dr Nazir Akbar Ali - Oakville
“..Exceptional Experience..”
Sam Thiru - Vaughan
"Personally, I would not buy a property or investment without Nalliah Thayabharan inspecting it. Nalliah Thayabharan is extremely experienced and knowledgeable. Nalliah Thayabharan's professionalism and attention to detail is unmatched by any building inspector I have ever used. Results are presented in an unbiased,professional, non-threatening way. Deficiencies are dealt with using a proactive approach. My clients are always satisfied that the inspection was worthwhile, informative, and a positive part of the purchase. Bookings are convenient. My clients tell me that at the end of the process they feel secure in making a decision whether or not to purchase. Follow up is very good. Even if a client has a question several years after the inspection, they can recommend ways to manage a problem. I shall continue to recommend Building Experts Canada Ltd knowing that my clients will be receiving the best inspection services possible.."
Rizwan Piprawala - Century 21 Titan Realty, Toronto
“Nalliah Thayabharan is painfully thorough, deep attention to detail and patient to explain things. My clients were very pleased with the comprehensive inspection report and welcomed the inspector’s suggestions for improvements. It was clearly evident that Nalliah Thayabharan has inspected a lot of properties and knows what he is doing..”
Guillaume Ruhana-Baguma - Homelife Future Realty Brokerage, Markham
Proudly Canadians !
Wholly owned and operated by Canadian Building Science Experts !
For Your Biggest Investment You Need Building Science Experts!
BUILDING EXPERTS CANADA LTD
GTA Square 5215 Finch Avenue East Toronto M1S 0C2
416 332 1743 service@buildingexperts.ca Fax 416 754 7032
Experienced & Expert Commercial Real Estate Lawyers
Dennis J. Tobin 647 259 6282
400 - 144 Front Street West Toronto
Chris Huband 416 863 2758
2800 - 199 Bay Street Toronto
Bruce A. McKenna 416 307 4112
2500 - 181 Bay Street Toronto 416 307 4112
Bob Aaron 416 364 9366
1400 - 10 King Street East Toronto
Experienced & Expert Real Estate Litigation Lawyers:
David Brooker 866 663 9018
1100 - 5255 Yonge Street Toronto
Ash Joseph Harvey 416 250 0080
900 - 5799 Yonge Street Toronto
Commercial real estate appraisal by fully accredited commercial appraisers
serving City of Toronto, Durham Region, Halton Region, Peel Region and York Region (including Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby , Barrie, Burlington, Bowmanville, Cambridge, Hamiton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and Woodbridge):
Baayen & Associates Limited 603 Centre Street South Whitby Ontario L1N 4T1 905 718 9493 Fax 905 372 3584
MacKenzie, Ray, Heron & Edwardh 250 Dundas Street West Suite 503 Toronto Ontario M5T 2Z5 416 591 1515 Fax 416 591 1220
Paul Stewart Stewart Valuation Ltd. 7030 Woodbine Avenue Suite 112 Markham Ontario L3R 6G2 905 940 4807 Fax 905 946 8971
Ted Wojas Wojas Appraisal Group Inc. 5160 Explorer Drive, Unit 14 Mississauga L4W 4T7 905 624 4535 Fax 905 624 3848
Commercial mortgage services including commercial real estate mortgage & business mortgage
serving Greater Toronto area (including ajax, aurora, bolton, brampton, burlington, etobicoke, maple, markham, milton, mississauga, newmarket, north york, oakville, oshawa, pickering, richmond hill, scarborough, stouffville, toronto, vaughan, uxbridge, whitby, barrie, burlington, bowmanville, cambridge, hamiton, georgetown, guelph, kitchener, kingston, london, peterborough, sarnia, stoneycreek, st catharines, waterloo, windsor and woodbridge):
Muhunthan Mahalingham (Moon Mahalingham) Rate - prime+1%*, Minimum down payment 10%* <$275k, 15%*>$275k oac
TD Canada Trust Woodside Square 1571 Sandhurst Circle Toronto M1V 1V2 416 298 2320 Ext 232 Fax 416 298 4957
Vikalp Gujarati - commercial mortgage specialist
Citizens Bank of Canada 184 Front St East Suite 700 Toronto Ontario M5A 4N3 416 868 8310 Ext 2222 Fax 416 868 8480
Bogdan Swierzbinski - commercial mortgage specialist
First Swiss Mortgage 5650 Yonge Street Suite 1500 Toronto Ontario M2M 4G3 416 602 7514 Fax 416 619 0668
Commercial business accounting services including comprehensive accounting for business startup to business expansion, federal & provincial business incorporation, corporate tax return, business plan, financial statement, payroll, PST & GST remittance, financial records management, tax planning, coordinate Canada Revenue Agency Audit serving Greater Toronto area (:including Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamiton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and Woodbridge))
Selva Vettyvel - Professional Accountant - Corporate & Business Tax Return Specialist - 416 568 4301
7 Eastvale Drive Suite 204 Markham L3S 4N8
Proudly Canadian !
Wholly owned and operated by Canadian Building Science Experts !
416 332 1743 service@buildingexperts.ca
Important Ontario Fire Code Information for Building Owners:
Remember, it is the Building Owner, unless otherwise specified, who is responsible for carrying out the provisions of the Ontario Fire Code (Div A, 1.1.1.1)
EXCERPTS FROM THE ONTARIO FIRE CODE (Ontario reg. 213/07)
Div. B Article 1.1.1.1. Where tests, repairs or alterations are made to fire protection installations, including sprinkler and standpipe systems, a procedure of notification shall be established and the procedure shall include notifying the fire department and the building occupants where necessary for safety in the event of a fire emergency.
Div B Article 1.1.2.1.
(1) If this Code requires tests and corrective measures or operational procedures to be carried out, records shall be made and the original or a copy shall be retained at the building premises for examination by the Chief Fire Official.
(2) Records of tests and corrective measures or operational procedures shall be retained so that at least the current and the immediately preceding reports are available.
(3) Despite Sentence (2), records shall be retained for a period of at least two years after being prepared.
(4) In addition to the requirements of Sentences (1), (2) and (3), in facilities regulated by or under the Developmental Services Act, written records shall be kept of inspections for two years after they are made, and the records shall be available upon request to the Chief Fire Official.
Div B Article 1.1.2.2. (1) The initial verification or test reports for fire protection systems installed after November 21, 2007 shall be retained throughout the life of the systems.
DEFINITIONS
CHECK means a visual observation to ensure the device or system is in place and is not obviously damaged or obstructed.
INSPECT means physical examination to determine that the device or system will apparently perform in accordance with it's intended function
TEST means operation of device or system to ensure that it will perform in accordance with its intended operation or function.APPROVED means approved by the Chief Fire Official
BUILDING means any structure used or intended for supporting any use or occupancy
CHIEF FIRE OFFICIAL means the Municipal Fire Chief or a member or members of the fire department designated by the Municipal Fire Chief or a person appointed by the Fire Marshal under Sub-section 1.1.9.
OWNER means any person, firm or corporation having control over any portion of the building or property under consideration and includes the persons in the building or property.
RETROFIT means the minimum performance requirements for life safety for existing buildings.
SUPERVISORY STAFF means those occupants of a building who have some delegated responsibility for the fire safety of other occupants under the fire safety plan.
MANDATORY FIRE SAFETY MAINTENANCE SCHEDULE
DAILY
(1) CHECK exit signs to ensure they are in clean and legible condition. 2.7.3.1.
(2) CHECK exit lights to ensure they are illuminated and in good repair. 2.7.3.2.
(3) CHECK torches, regulators and welding equipment for defects. 5.17.2.6.
(4) CHECK fire alarm system AC power lamp. 6.3.2.1.
(5) CHECK central alarm and control facility to ensure that no “trouble” is indicated. 6.3.2.2.
(6) CHECK tank heating equipment and accessories to ensure they are in operating condition and heater valves are open 6.6.2.2.
(7) CHECK temperature of water contained in tanks to ensure it does not fall below the freezing temperature 6.6.2.3
(8) CHECK temperature of tank enclosure for tanks in buildings to ensure temperature of tank does not fall below the freezing temperature 6.6.2.4.
(9) CHECK temperature of fire pump rooms during freezing weather. 6.6.3.2.
WEEKLY
(1) CHECK hoods, filters and ducts in ventilation systems subject to accumulation of combustible deposits. 2.6.1.4.
(2) CHECK that sprinkler system control valves are open. 6.5.3.1.
(3) CHECK that dry pipe sprinkler system air pressure is being maintained. 6.5.3.3.
(4) INSPECT valves controlling fire protection water supplies. 6.6.1.2.(5) CHECK the water level and air pressure for fire protection system water tanks. 6.6.2.12.
(6) INSPECT relief valves on air and water supply lines of fire protection system pressure tanks. 6.6.2.13.
(7) CHECK water level in fire pump reservoirs. 6.6.3.1.
(8) INSPECT and operate all fire pumps 6.6.3.3.
(9) CHECK all components of emergency generator system set under at least 50% of the rated load for 30 minutes. 6.7.1.1.
MONTHLY
(1) INSPECT all doors in fire separations. 2.2.3.4.
(2) INSPECT and TEST emergency lighting systems, batteries, units and lamps. 2.7.3.3.
(3) CONDUCT fire drills for Supervisory staff in day care and health care facilities. 2.8.3.2.
(4) TEST all welding equipment. 5.17.2.6.
(5) INSPECT all portable fire extinguishers.6.2.7.2.
(6) TEST fire alarm system and check all components including standby power batteries. 6.3.2.1.
(7) TEST the voice communication system. 6.3.2.3.
(8) INSPECT all fire hose cabinets. 6.4.2.1.
(9) TEST the sprinkler system alarm. 6.5.5.2.
(10) INSPECT the water level in gravity fire protection water tanks. 6.6.2.8.
EVERY TWO MONTHS
(1) TEST sprinkler system central station connections. 6.5.5.7.
EVERY THREE MONTHS
(1) CONDUCT a fire alarm drill for supervisory staff in all high-rise buildings. 2.8.3.2.
(2) TEST all fire safety devices in high buildings as defined by sub-section 3.2.6. of the Building Code. 7.2.1.1.
(3) TEST firefighters elevator for proper operation. 7.2.1.2.
EVERY SIX MONTHS
(1) INSPECT fire protection equipment for commercial cooking equipment. 2.6.1.13.
(2) CONDUCT total evacuation fire alarm drills in schools attended by children. (Conduct 3 times in both spring and fall terms.) 2.8.3.2.
(3) TEST gate valve supervisory switch and other sprinkler and fire protection system supervisory devices. 6.5.5.7.
(4) CHECK and clean crankcase, breathers, governors and linkages on emergency generator sets. 6.7.1.1.
(5) INSPECT and maintain special extinguishing systems. 6.8.1.1.
(6) INSPECT elevators in an elevator shaft that is intended for use as a smoke shaft and ensure that they function as designed under an alarm condition. 6.7.3.1.
ANNUALLY
(1) INSPECT fire dampers and fire stop flaps. 2.2.3.7.
(2) INSPECT all chimneys, flues and flue pipes. 2.6.1.5.
(3) INSPECT disconnect switches for mechanical air conditioning and ventilation systems. 2.6.1.8.
(4) CLEAN chimney spark arrestors. 2.6.3.3.
(5) CONDUCT fire alarm drills for supervisory staff in buildings with fire alarm systems. 2.8.3.2.
(6) CONDUCT maintenance procedures for fire extinguishers. 6.2.7.1.
(7) CONDUCT a test of the fire alarm system by persons with qualifications acceptable to the Chief Fire Official. 6.3.2.1.
(8) CONDUCT a test of the voice communication system by persons with qualifications acceptable to the Chief Fire Official. 6.3.2.3.
(9) INSPECT all standpipe hose valves to ensure they are tight and no water is leaking into the hose. 6.4.2.4.
(10) INSPECT and re-rack all standpipe hose. 6.4.2.5.
(11) INSPECT exposed sprinkler pipe hangers to ensure they are in good repair. 6.5.3.2.
(12) CHECK all sprinkler heads to ensure they are free from damage, corrosion, grease, dust, paint or whitewash. 6.5.3.5.
(13) INSPECT dry pipe valve water priming level. 6.5.4.3.
(14) INSPECT fire department connections for caps, wear, rust or obstructions. 6.5.4.4.
(15) CONDUCT sprinkler system alarm testing using the most hydraulically remote connection. 6.5.5.3.
(16) CONDUCT a dry pipe system trip test. 6.5.5.4.
(17) CONDUCT a main drain flow test of the sprinkler water supply. 6.5.5.5.
(18) INSPECT fire protection water supply tanks. 6.6.2.1.
(19) INSPECT the cathodic protection of steel water tanks. 6.6.2.7.
(20) INSPECT all parts of a gravity fire protection water tanks. 6.6.2.9.
(21) CONDUCT a fire pump flow test. 6.6.3.5.
(22) INSPECT all hydrants, and after each use. 6.6.5.1.
(23) INSPECT all hydrants shall be flow tested. 6.6.5.7.
(24) CONDUCT general engine and generator maintenance and engine tune-ups for emergency generator sets. 6.7.1.1.
(25) INSPECT closure at the top of smoke shaft. 7.2.3.1.
(26) INSPECT controls for air-handling used for venting. 7.2.3.1.
EVERY TWO YEARS
(1) CHECK steel fire protection tanks for corrosion. 6.6.2.5.
(2) INSPECT all fire protection water tanks, connected to a non-potable water supply for sediment. 6.6.2.6.
(3) CHECK valve adjustments and torque heads for emergency generator engines. 6.7.1.1.
EVERY THREE YEARS
(1) CLEAN and service injector nozzles and check valve adjustments for emergency generator diesel engines. 6.7.1.1.
EVERY FIVE YEARS
(1) Hydrostatically TEST carbon dioxide and water type extinguishers. 6.2.7.1.
(2) Hydrostatically TEST dry standpipe system. 6.4.3.6.
(3) INSPECT fire protection water tank, connected to a potable water supply, for accumulation of sediment. 6.6.2.6.
(4) CHECK insulation of generator windings. 6.7.1.1.
(5) INSPECT closures in vent openings into smoke shafts. 7.2.3.1.
EVERY SIX YEARS
(1) REPLACE the extinguishing agent in dry chemical fire extinguishers. 6.2.7.1
EVERY TWELVE YEARS
(1) Hydrostatically TEST dry chemical and vaporizing liquid fire extinguishers. 6.2.7.1.
EVERY FIFTEEN YEARS(1) INSPECT dry pipe sprinkler systems for pipe obstructions - flush the system. 6.5.4.2.
AS REQUIRED
(1) CHECK doors in fire separations to ensure they are closed. 2.2.3.5.
(2) CHECK lint traps in laundry equipment. 2.4.1.5.
(3) ENSURE streets, yards and private roadways that are provided for fire department access are kept clear. 2.5.1.3.
(4) CHECK corridors and ensure they are maintained free of obstructions. 2.7.1.7.
(5) CLEAN any combustible dust-producing operations. 5.10.1.2.
(6) CLEAN residue in spray booths. 5.12.7.2.
(7) VACUUM, clean and dust any dry-powder finishing operations. 5.14.6.8.
(8) INSPECT clean and maintain all industrial ovens and associated ductwork. 5.18.5.1.
(9) INSPECT sprinkler system auxiliary drains. 6.5.4.1.
(10) MAINTAIN smoke control equipment in a manner to ensure satisfactory operation. 7.3.1.1
.(11) INSPECT and TEST all equipment used in conjunction with smoke control measures. 7.3.1.2.
(12) INSPECT and TEST all equipment used in conjunction with smoke control systems. 7.3.1.3.
Whenever a defect or deficiency is discovered in fire safety equipment, CORRECTIVE ACTION must be taken IMMEDIATELY by the owner or his authorized agent.
EMERGENCY PLANNING (FIRE SAFETY PLANS)
SECTION 2.8 EMERGENCY PLANNING
Subsection 2.8.1. General Application
2.8.1.1. (1) The requirements of this Section shall apply to buildings containing
(a) assembly occupancy or care or detention occupancy,
(b) residential occupancy where the occupant load exceeds 10,
(c) business and personal services occupancy where the occupant load exceeds 300,
(d) mercantile occupancy where the occupant load exceeds 300,
(e) high hazard industrial occupancy where the occupant load exceeds 25,
(f) medium hazard industrial occupancy where the occupant load exceeds 100, or
(g) low hazard industrial occupancy where the occupant load exceeds 300.
(2) Despite Sentence (1), the requirements of this Section shall apply to buildings or premises
(a) containing 4 storeys or more, including storeys below grade,
(b) subject to the provisions of Subsection 3.5.3.,
(c) subject to the provisions of Article 4.1.5.6.,
(d) subject to the provisions of Article 4.12.4.1.,
(e) regulated by Section 9.3,
(f) subject to the provisions of Sentence 9.5.3.1.(3), or
(g) used as a convalescent home or children’s custodial home providing sleeping accommodation for more than three persons.
(3) Despite Sentence (1), the requirements of this Section apply to recreational camps regulated by or under the Health Protection and Promotion Act.
(4) Despite Sentence (1), the requirements of this Section apply to facilities regulated by or under the Developmental Services Act.
Instructions in emergency procedures
2.8.1.2.(1) Supervisory staff shall be instructed in the fire emergency procedures as described in the fire safety plan before they are given any responsibility for fire safety.
(2) Supervisory staff shall be available on notification of a fire emergency to fulfil their obligation as described in the fire safety plan.
(3) It is not necessary that supervisory staff be in the building on a continual basis.
2.8.1.3. (1) Employees in a hotel establishment shall be instructed on
(a) the procedures outlined in Article 2.8.2.1., and
(b) the use of fire fighting equipment, including portable extinguishers and, where applicable, standpipe and hose systems.
Subsection 2.8.2. Fire Safety Plan
Measures in a fire safety plan
2.8.2.1. (1) A fire safety plan shall include
(a) the emergency procedures to be used in case of fire, including
(i) sounding the fire alarm,
(ii) notifying the fire department,
(iii) instructing occupants on procedures to be followed when the fire alarm sounds,
(iv) evacuating occupants, including special provisions for persons requiring assistance,
(v) the procedures for use of elevators, and
(vi) confining, controlling and extinguishing the fire,
(b) the appointment and organization of designated supervisory staff to carry out fire safety duties,
(c) the training of supervisory staff and instruction of other occupants in their responsibilities for fire safety,
(d) documents, including diagrams, showing the type, location and operation of the building fire emergency systems.
(e) the holding of fire drills,
(f) the control of fire hazards in the building,
(g) the maintenance of building facilities provided for the safety of occupants, and
(h) the provision of alternative measures for the safety of occupants during any shutdown of fire protection equipment and systems or part thereof.
(2) The fire safety plan shall be prepared, approved and implemented in buildings regulated by Article 2.8.1.1.
(3) The fire safety plan shall be kept in the building in an approved location.
(4) The fire safety plan shall be reviewed as often as necessary, but at intervals not greater than 12 months, to ensure that it takes account of changes in the use and other characteristics of the building.
(5) The approval specified in Sentence (2) does not apply to a hotel establishment with respect to which approval, as defined in Sentence 1.1.6.2.(5) of Ontario Regulation 388/97 (Fire Code) as it read on December 31, 2006, was granted for so long as such approval is valid.
Supervisory staff
2.8.2.2. (1) There shall be sufficient supervisory staff available in care or detention occupancies to carry out the duties as required in the fire safety plan.
(2) In hotel establishments
(a) there shall be sufficient supervisory staff available to carry out the duties as required in the fire safety plan, and
(b) in buildings greater than 3 storeys in building height or having a total area greater than 4000 m2, supervisory staff shall be on duty whenever the building is occupied.
High buildings
2.8.2.3. (1) The fire safety plan in buildings within the scope of Subsection 3.2.6. of Division B of the Building Code shall, in addition to the requirements of Sentence 2.8.2.1.(1), include
(a) the instruction of supervisory staff on the use of the voice communication system,
(b) the action to be taken by supervisory staff in initiating any smoke control or other fire emergency systems installed in a building in the event of fire until the fire department arrives,
(c) the procedures established to facilitate fire department access to the building and fire location within the building, and
(d) the instructions for the supervisory staff and fire department for the operation of the fire emergency systems.
2.8.2.4. A copy of the fire emergency procedures and other duties for supervisory staff as laid down in the fire safety plan shall be given to all supervisory staff.
Posting fire emergency procedures
2.8.2.5. (1) At least one copy of the fire emergency procedures shall be prominently posted and maintained on each floor area.(2) In addition to Sentence (1), in a hotel establishment
(a) one copy of the approved fire safety plan shall be posted in the main reception area, and
(b) a copy of the emergency procedures, location of exits and the fire safety rules shall be posted on the inside of the egress doors of each guest suite.
(3) Where a fire alarm system has been installed with no provisions to transmit a signal to the fire department, a legible notice, that is not easily removed, shall be affixed to the wall near each manual pull station with wording that the fire department is to be notified in the event of a fire emergency and including the emergency telephone number for the municipality or the telephone number of the fire department.
Subsection 2.8.3. Fire Drills
Procedures
2.8.3.1. (1) The procedure for conducting fire drills described in Clause 2.8.2.1.(1)(e) shall be included in the fire safety plan, taking into consideration
(a) the building occupancy and its fire hazards,
(b) the safety features provided in the building,
(c) the desirable degree of participation of occupants other than supervisory staff,
(d) the number and degree of experience of participating supervisory staff, and
(e) the testing and operation of the emergency systems installed in buildings within the scope of Subsection 3.2.6. of Division B of the Building Code.
(2) The fire drill procedures required in Sentence (1) shall be prepared in consultation with the Chief Fire Official.
Frequency
2.8.3.2. (1) Fire drills as described in Sentence 2.8.3.1.(1) shall be held at least once during each 12-month period for the supervisory staff, except that
(a) in day care centres, facilities regulated by or under the Developmental Services Act and care or detention occupancies, fire drills shall be held at least monthly,
(b) in schools attended by children, total evacuation fire drills shall be held three times in each of the fall and spring school terms, and
(c) in buildings within the scope of Subsection 3.2.6. of Division B of the Building Code, fire drills shall be held every three months.
(2) In addition to the requirements of Sentence (1), every employee in a hotel establishment shall take part in at least one fire drill during each 12-month period.(3) Records of a fire drill required by this Article shall be kept for 12 months after the fire drill.
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