Environmental answers that keep your deal and your build on schedule.
Phase I, II and III site assessments, soil and groundwater, hazardous materials and indoor air, for Ontario developers, builders, lenders and property owners. One team from due diligence to occupancy.
Environmental support at every stage of your project
From the conditional period to hand-over, each stage has its own environmental requirements. We plan them together, so nothing ends up on your critical path by surprise.
Buying & Financing a Site
Know what is in the ground and in the walls before you firm up the deal, so environmental surprises become negotiating points instead of budget overruns.
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Approvals & Site Preparation
The studies, filings and cleanup that stand between your site plan application and a building permit, coordinated by one team on one schedule.
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During Construction
Fast, on-site environmental support that keeps excavation, abatement and close-out moving, with the documentation your lender, the City and your buyers will ask for.
ExploreBuilt around your deal, not just the report.
A good environmental report tells you what is wrong. A good consultant also tells you what it will cost, how long it will take, and how to keep your project moving.
Scheduled to your deadlines
Condition dates, financing and permit milestones drive our schedule, and we flag risks early.
Costs you can plan around
Clear fixed quotes, plus remediation and abatement cost ranges you can take to the negotiating table.
One point of contact
Soil, water, hazardous materials, air and approvals studies, coordinated by one team with trusted partners.
Institutional rigour
Years of work in occupied federal and institutional buildings, where documentation and safety are non-negotiable.
Everything environmental, from the ground up
Land, water, building materials and indoor air, for buyers, builders and building owners.
Site Assessment & Remediation
Soil, groundwater and land. What is in the ground, what it means for your deal, and how to deal with it.
Hazardous Building Materials
Asbestos, lead and other designated substances before demolition, renovation or tender.
Indoor Environment & Water
Air quality, mould, radon, Legionella and drinking water in occupied buildings.
Approvals & Compliance
The studies and permits municipalities and the Province ask for before and during development.
Simple from first call to final report
Tell us the goal
Send the address and what you are trying to do: buy, finance, rezone, demolish, build or fix a problem.
Clear scope & quote
We tell you exactly what you need and what you don’t, with a fixed quote and a schedule tied to your deadline.
Fieldwork & lab
Site visits, sampling and accredited laboratory analysis, with early calls if we find something that affects your plans.
Answers you can use
Plain-language reports your lender, the City and your contractors can act on, plus the next steps and their cost.
Institutional experience, now working for private developers
Much of our work has been in federal and institutional buildings, managed through large facility management contracts. These are occupied, security-sensitive buildings where documentation, worker safety and occupant communication must be right every time.
We now bring that same discipline to private-sector developers, builders, lenders and property managers across Ontario, with the speed and direct access of a smaller firm.
Environmental and engineering, coordinated
InAIR works hand in hand with Miriton Ltd., which provides mechanical and electrical engineering, building condition assessments and energy modelling. When an air quality problem needs a ventilation fix, or a building purchase needs both a Phase I and a building condition assessment, you get one coordinated team.
Visit MiritonDo I need a Phase I ESA to buy a property?
It is not legally required for every purchase, but most lenders require one, and it is the standard way to protect yourself from inheriting contamination. For commercial, industrial, multi-unit or development land, a Phase I is strongly recommended before your conditions expire.
What does a Phase I ESA cost?
It depends on the size and history of the property and how many records need to be reviewed. Send us the address and your deadline, and we will send a fixed quote, usually within a few business days.
Can you handle everything the municipality asks for on our development?
Yes. Beyond ESAs and Records of Site Condition, we coordinate environmental impact, tree, noise and archaeological studies, excess soil planning and dewatering approvals. Where a study needs specialist credentials, we deliver it with licensed partners and remain your single point of contact.
Which parts of Ontario do you serve?
All of Ontario. We work from our Ottawa head office and our GTA office in Durham Region, covering Toronto and the GTA, Kingston, Belleville and Eastern Ontario. We also have projects across Eastern Canada, including Gatineau, Montréal and Quebec, and Atlantic Canada.
Can you test for asbestos before our renovation?
Yes. Ontario’s Occupational Health and Safety Act requires owners to identify designated substances, including asbestos, before construction work is tendered. We survey the work area, sample suspect materials and give you a report your contractors can price from.
Practical guidance for developers and owners
Phase I vs Phase II ESA: What Ontario Developers Need to Know Before Buying Land
What each phase covers, when a Phase II is triggered, how long each takes, and how to avoid paying for the same work twice if you will need a Record of Site Condition.
Read Excess SoilOntario’s Excess Soil Regulation: What Builders and Developers Are Responsible For
A plain-language overview of O. Reg. 406/19: who the project leader is, what planning documents may be required, and how to keep excavation on schedule.
Read Hazardous MaterialsDo You Need a Designated Substance Survey Before Renovating or Demolishing in Ontario?
Why Ontario owners must identify asbestos, lead, silica and other designated substances before tendering construction work, and what a good survey includes.
ReadHave a site or building to assess?
Send us the address and what you are trying to do: buy, finance, rezone, build or renovate. We’ll tell you what you need and send a clear scope and quote.