In August of 1999, the American Society for Testing and Materials (ASTM) published a Standard E2018-99, which defined "good commercial and customary practice for conducting a baseline Property Condition Assessment (PCA)." This standard was specifically written for commercial real estate and largely intended for commercial real estate transactions. The Standard was updated in July of 2008 and renamed E2018-08.

Designated by OBOA as a Certified Building Code Official who will be performing your Commercial Building Inspection. All of our Property Condition Assessments or PCAs use the baseline property condition assessment process as outlined in the ASTM E-2018 Standards and InterNACHI International Standards of Practice for Inspecting Commercial Properties.  We use Thermal Imaging for Moisture, Overheat and Roof leak detection.  Reports are detailed and contain detailed pictures and summaries to accurately describe building and conditions found.

The commercial property market is more susceptible to downturns in the economy. The rental income derived is obviously dependant on the business that rents the property from the owner, so the company renting the property really needs to be in a successful arena in order for lease agreement to run as smoothly as possible.

The Commercial Building Inspector www.commercialbuildinginspector.ca also will arrange for Environmental Assessments. We work in partnership with JFM Environmental. A Phase I ESA is an assessment of a property conducted in accordance with the regulations to determine the likelihood that one or more contaminants have affected any land or water on, in or under the property.  The Phase I ESA provides preliminary information about environmental conditions on the property; a determination of the need for, and where necessary, a basis for carrying out any Phase II ESA.

We are the best choice for Commercial Building Inspections with all our staff being fully trained in the Ontario Building Code and having many years of practical experience with inspecting commercial and industrial buildings.  We have inspected commercial and industrial buildings valued over 30 million dollars.  Our inspections include plaza’s, malls, strip malls, industrial, office complex’s, residential apartment buildings and mixed use commercial buildings.

Insulation in buildings will increase the comfort level for the occupants.  Insulation reduces heat loss or gain and is a factor in energy conservation in the building. such as: cellulose, glass wool, rock wool, polystyrene, urethane foam, vermiculite, perlite, wood fibre, plant fibre (canabis, flax, cotton, cork, etc.), plant straw, animal fibre (sheep’s wool), cement, and earth or soil, but it can also involve a range of designs and techniques to address the main modes of heat transfer – conduction, radiation and convection materials.

The requirements for insulation is regulated by building codes.  For example a home built in the 70′s in Barrie, ON would only require R-28 but any home built after 2006 will require R-40 insulation in their attic.  The basement walls are also required to be insulated down to with a couple of inches from the floor.  As energy becomes more expensive the Building Codes are requiring more energy conservation from builders and designers.

In cold conditions, the main aim is to reduce heat flow out of the building. The components of the building envelope – windows, doors, roofs, walls, and air infiltration barriers are all important sources of heat loss.  Thermal Imaging is one method of identifying all these areas of heat loss.  The Barrie Home Inspector  www.barrie-home-inspector.com performs a Free Thermal Imaging Scan with every home inspection.

Most houses built from the 1990s onwards were built with insulation in the walls to keep the heat in, but if your house is older than that it may not have any wall insulation at all. If this is the case then you’re paying good money to heat the outside air, instead of just heating your home.

Another major cause of heat loss and gain are drafts.  They are caused by gaps left at doors, windows, electrical fittings, hatches, wall penetrations and wall and ceiling joints.  A good caulking gun and spray foam are two great products for stopping most drafts which will make your home more comfortable and more energy efficient.

Drawings are reviewed to ensure your project will conform to the Zoning By-law. Zoning requirements specify the uses permitted within a particular area and contain regulations governing such things as building setbacks, height and lot coverage. You should contact a Zoning Plan Examiner to determine the specific requirements for your building addition or alteration. The examiner requires your street address, lot number and registered plan number to establish the zoning requirements. This information can be found by checking your tax bill.

The building permit is the document granting legal permission to start construction. No work can start until the building permit is issued; this is normally no longer than a one-week process for residential building additions and alterations, depending upon the information submitted. For other types of buildings, the process time will depend on the nature of the work as well as the information submitted. For example, two weeks is the normal processing time for new single detached dwellings.

Many Home Inspectors have very little training in their respective building code requirements, which can sometimes lead to them giving out misleading information.  One item I am constantly hearing from clients is the home inspector who tells prospective buyers that there is a problem with insulation, deck construction or electrical GFCI outlets.  What these poorly trained individuals fail to realize is that a building only has to meet the building code requirements of when it was built and not the current code requirements that they have recently learned in their two week home inspectors course.   Basically the only time a building has to be updated is when there is a Change of Use or Occupancy or the Building comes under the Retrofit Section of the Fire Code for example.  For those persons with little of no training a Building Permit would be required for any renovation or addition to a structure and all the requirements would then be addressed prior to Building Permit being issued.  A comment made by a rookie inspector, to one of my clients, that her attic insulation was inadequate was totally misleading as the requirement for her home was only R-19 and he made a statement that it should be R-32 at a minimum.  So here we have a situation where this "home inspector" is commenting on insulation which is not based on fact or requirements but rather on his personal opinion based on his limited training.  So if you are selling your home and are presented with a list of items the buyers want changed or improved, call your local Professional Home Inspector if you are in doubt about any of the requests.   Any Professional Home Inspector will give you Free advice over the phone and you can then protect yourself from needless expenses you may incur from a Poor Home Inspection.

The Building Code regulates the construction of new buildings, additions, material alterations, and changes in use within existing buildings.  Part 10 of the Ontario Building Code specifically address what has to be upgraded and what items may be addressed at a lower level of compliance when compared to today’s Building Code.  The Barrie Home Inspector is a Certified Building Code Official and is proficient in Part 9 and Part 3 of the Ontario Building Code.

A building permit is required for any new building greater than 10m (108 ft), any addition to an existing building, any material alterations to an existing building which effects: the structural design of the building; mechanical; electrical; plumbing services (no limit on size of building); fire separations; exiting; fire protection systems; and the use of buildings or parts thereof.

Some cottages have a Shore Road Allowance registered on title.  The local municipality has the final say in closure and title issues of the property and road allowances.  The Ministry of Natural Resources has established guidelines affecting closure of some roads for the preservation of wildlife and fish habitat.

You will be required to make applications and are responsible for the costs that are determined by the municipality.The purchasing and closing costs will vary, in some areas it may be substantial.

Jet  pumps draw water using an impeller which throws the water outwards creating a vacuum which draws the water up behind it, creating pressure.  The jet pump will not pump air so if line is not completely sealed will lose its prime. To stop the water from flowing back down into the well a one-way check valve is installed on the feeder line.

Septic tanks are usually the only option for your remote cottage sewage system. They may be constructed of wood, steel or homemade and may need immediate replacing. The size of the septic tank required depends on the size of the cottage determined by the number bedrooms.

Tiny Township has implemented a Septic Inspection program at the request of cottagers bordering on waterfront. 

That could be a worry for an inexperienced purchaser when you consider that they have found  that one-quarter of the systems inspected in Tiny Township have been found to have some type of defect. Orendt says an inspection project on Charleston Lake near Brockville turned up a failure rate of 45 per cent. 

If buying a Cottage in Barrie, Midland, Orillia, Rama, Brechin, Lagoon City, Severn Falls or in this general area contact the Barrie Home Inspector for a Professional Cottage Inspection.  With over 4,000 inspections and as a Certified Building Code Official your investment is in good hands.

With so many businesses from technology, to manufacturing and service, Dallas has numerous amounts of people that are constantly looking for homes and other forms of real estate. Because of the wealth of diverse choices, it definitely would not hurt to hire an experienced real estate agent from Dallas who can help you find your dream home.

Dallas is in the top ten cities when it comes to where businessmen who frequently travel choose to buy a home. More businesses are moving to Dallas; this is causing the city to grow exponentially. With the businesses relocating to Dallas, so are their employees. This expansion of people looking for homes makes Dallas a hot spot for real estate investors.

While Dallas is still growing, it already has the amenities of a large city. Shopping, culture, and amusements are some of the perks of this booming city. Dallas has an amazing nightlife; people can dine at gourmet restaurants and dance the night away in clubs. In addition to catering to those who want to spend a night on the town, Dallas is perfect for families who are more home-centered. Dallas’s many colleges and universities highlight the city’s emphasis on education.

Over-speculation had negatively impacted the Dallas real estate market; however, it has impressively rebounded since. Dallas has homes for everyone; while there are lavish multi-million dollar homes, the median home price is actually quite affordable. While many people take it upon themselves to try to find the perfect home, this can be a monumental task in Dallas, Texas. As the market currently has thousands of properties available, it can seem overwhelming. Understanding the intricacies of the residential areas and near-by suburbs is utterly important. To find the best home at the best value enlisting the help of a skilled real estate agent who is familiar with Dallas, Texas is key.

Knowing deal breakers before even contacting a realtor is essential; be sure to know what the ideal house will look like before looking. Location is frequently one of the deciding factors. While mass transit is an option, make sure there is a realistic commute to work. Dallas has a great rail system, but it does not reach all of the city or suburbs. Children also make location important; where the home is located will determine which school the children will attend.

Dallas, Texas, is an awesome place to consider purchasing a home. Dallas has many homes at great values; the right realtor can help anyone find a superb place to live. No matter what a buyer is looking for, he can find it in this growing city. When considering a move, consider Dallas. Dallas is a fantastic place to buy a home and live. Relocating to Dallas is a great choice because of the real estate value as well as the small-city atmosphere.

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