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HomeLife/Cimerman Real Estate Ltd., Brokerage ‏كام غاتان، وسيط (Broker) ‏صناعي · تجاري · استثماري

‏الأدوات

‏العناية الواجبة

‏قائمة تحقق تفاعلية لشراء العقارات الصناعية والتجارية مع متابعة الحالة.

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‏دليل

Using Due Diligence well

A working checklist for the conditional period on an ICI acquisition: title, environmental, building, zoning, leases, financing and closing. Track each item's status so nothing is left for the last week.

‏طريقة الاستخدام

  1. Start it the day the offer is accepted; order long-lead items first (environmental, building condition, appraisal).
  2. Assign each item: you, your lawyer, lender, environmental consultant, building engineer.
  3. Keep the status current; anything still open five business days before the deadline needs a decision: waive, extend or walk.

‏قراءة النتيجة

  • Red flags are not automatically deal-breakers: they are negotiating points (price, holdback, seller remediation, indemnity).
  • An extension costs leverage. Ask for it early, with a reason, before the deadline is near.

‏دراسات حالة

01

A Phase I that found a former plating shop

A 45-day conditional period on a 1970s building in Etobicoke. The Phase I environmental assessment finds the site was used for metal plating in the 1980s.

  1. Day 12: Phase I received; the consultant recommends a Phase II. Order it immediately (typically 2–4 weeks).
  2. Day 15: ask the seller for a 15-day extension in writing, explaining the Phase II timeline.
  3. Day 38: Phase II finds limited soil impact near the former process area; remediation estimated at $350,000–$450,000.
  4. Outcome options: a price reduction, a holdback from the purchase price until a Record of Site Condition is filed, or seller remediation before closing.

‏الدرس المستفادThe issue was manageable because it was found on day 12, not day 40. Order environmental first, always.

02

Outside storage that wasn't permitted

An owner-user buying in Vaughan needs to park 20 trailers outside. The building has a large yard.

  1. The zoning review shows outside storage is limited in that zone. The current owner's use is legal non-conforming but may not transfer to a different operation.
  2. A minor variance application to the Committee of Adjustment typically takes 2–4 months.
  3. Choices: a longer condition, a conditional sale on obtaining the variance, or a different property.

‏الدرس المستفادFor owner-users, zoning is the first diligence item, not the last. Confirm the exact use, outside storage and parking before you sign.

‏أخطاء شائعة

  • Ordering environmental late
  • Relying on the seller's old reports without reliance letters
  • Assuming the current use is permitted for you
  • Letting the condition date pass without a written waiver or extension

Case studies are illustrative. Properties and figures are composites built to show the method; they are not offers or appraisals. Talk to Kam before relying on any number for a transaction.

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