Reserve Fund Study
Class 1 study with component inventory, condition ratings, and a 30-year funding table.
Download PDF 2.4 MBHighly experienced engineers · P.Eng & P.Geo · Ontario + British Columbia
One Firm for the Building
and the Ground It Stands On
Building assessments and environmental consulting from licensed Professional Engineers and Geoscientists. Reserve Fund Studies, Depreciation Reports, Property Condition Assessments, and Phase 1 & 2 Environmental Site Assessments — for condo and strata boards, lenders, owners, and developers. Reserve Fund Studies, Depreciation Reports, Property Condition Assessments and Environmental Site Assessments — sealed by licensed P.Eng and P.Geo.
Toronto · Ottawa · Vancouver — serving Ontario & British Columbia
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30+ yearsof engineering experience on our team
P.Eng · P.Geoevery report sealed by a licensed professional
PEO & EGBCregistered in Ontario and British Columbia
3 officesToronto (head office), Ottawa, and Vancouver
What we do
Every Property Has Two Halves
We Assess Both
Building Engineering
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Reserve Fund Study
30-year budget planning for condominium common elements — required every three years.
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Depreciation Report
Long-term repair and renewal planning for strata corporations in British Columbia — required every five years.
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Property Condition Assessment
Condition reports for commercial, industrial and apartment buildings — for due diligence, financing, or refinancing.
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Performance Audit
First, second, and seventh-year deficiency reporting for new condominiums in Ontario.
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Pre & Post-Construction Survey
Documenting adjacent structures before and after nearby construction work.
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Building Expert Report
Independent engineering reports and expert opinion for building disputes and litigation.
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Energy Audit
Thermal imaging and energy performance reviews for existing buildings.
Environmental Engineering
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Phase 1 Environmental Site Assessment
Historical review and site reconnaissance to identify contamination risk.
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Phase 2 Environmental Site Assessment
Investigating concerns raised in a Phase 1 Environmental Site Assessment — sampling and testing to confirm whether soil or groundwater contamination is present.
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Record of Site Condition
MECP filing for rezoning and permits — from Phase 1 through submission.
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Environmental Compliance Approval
Approvals for commercial and industrial air, noise, and waste activities.
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Designated Substance Survey
Asbestos, lead and other substances — required before renovation or demolition.
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Environmental Expert Witness Report
Independent expert reporting and testimony for environmental disputes.
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Site Remediation Monitoring
Sampling and verification during clean-up, until criteria are met.
See our work
Read a Sample Report
Before You Commit
Redacted excerpts from real projects, so you know exactly what you are paying for — the format, the level of detail, and how findings and costs are presented.
Phase 1 Environmental Site Assessment
Historical review, site reconnaissance, and findings on potential contamination risk.
Download PDF 3.1 MBProperty Condition Assessment
ASTM-format assessment with system-by-system condition and repair cost estimates.
Download PDF 2.8 MBFrom our files
What the Work Actually Looks Like
Drawn from our own field methods — the equipment, the measurements, and the evidence that goes into each report.
Phase 2 Site Investigation
Monitoring well installation and soil sampling on a commercial site.
Thermal Imaging Survey
Infrared scan identifying heat loss through the building envelope.
Reserve Fund Site Visit
Roof membrane condition documented for a 30-year funding forecast.
Service areas
Ontario and British Columbia
Ontario — Within 500 km of the GTA
Toronto · Mississauga · Vaughan · Markham · Hamilton · Kitchener–Waterloo · London · Barrie · Oshawa · Niagara · Ottawa & more
British Columbia
Vancouver · Burnaby · Richmond · Surrey · Coquitlam · Langley · Abbotsford · Victoria · Nanaimo
Head office
Toronto
7368 Yonge St, Suite 307
Vaughan, ON L4J 8H9
Ottawa
343 Preston St, Suite 1102
Ottawa, ON K1S 1N4
British Columbia
Vancouver
701 West Georgia St, Suite 1503
Vancouver, BC V7Y 1C6
Common questions
What Owners and Boards Usually Ask
How often is a reserve fund study required in Ontario?
Every condominium corporation in Ontario must complete its first reserve fund study within one year of registration, then update it at least every three years. Updates alternate between Class 2 (with a site visit) and Class 3 (an update to the numbers only).
What is the difference between a reserve fund study and a depreciation report?
They serve the same purpose in different provinces. Ontario condominium corporations complete reserve fund studies; British Columbia strata corporations complete depreciation reports. Both forecast the cost of major repairs and replacements over 30 years and calculate the contributions needed to fund them.
How long does a Phase 1 Environmental Site Assessment take?
A Phase 1 ESA typically takes two to three weeks, covering a records and historical review, a site visit, and interviews. If it identifies potential contamination, a Phase 2 ESA follows with boreholes, monitoring wells and lab testing, which usually adds five to six weeks.
When do I need a Property Condition Assessment?
Most often when buying, financing or refinancing a commercial, industrial or apartment property. Lenders commonly require one before approving a commercial mortgage, since it identifies the condition of major systems and the repair costs likely over the next ten years. The scope follows the ASTM E2018 standard.
Do you serve properties outside Toronto, Ottawa and Vancouver?
Yes. From the Toronto head office we work throughout Ontario within roughly 500 km of the GTA, including Hamilton, Kitchener–Waterloo, London, Barrie, Oshawa, Niagara and Peterborough. The Ottawa office covers eastern Ontario, and the Vancouver office covers the Lower Mainland and Vancouver Island.
Who signs and seals your reports?
Every report is sealed by a licensed Professional Engineer (P.Eng) or Professional Geoscientist (P.Geo). The firm is registered with Professional Engineers Ontario (PEO) and Engineers and Geoscientists British Columbia (EGBC), and our engineers bring more than 30 years of experience.
Tell Us About Your Property
Send the address and what you need — we'll reply with a fixed quote, usually within one business day.