2017 Kirschenbürg Lane
Twenty20 & Co.
2017 Kirschenbürg Lane
May 3, 2025 at 10:57pm MDT
Feb 27, 2025
"Every little thing matters. The devil is in the details."
the summary
what you need to make an informed decision
the insurance
stuff you'll need for your insurance policy
the
elements
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Feb 27, 2025 |
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2017 Kirschenbürg Lane Calgary, NC |
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Detached |
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Partly Sunny 16° |
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Agent & Client |
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Lucas Kirsch |
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Sam & Lindsay Kolbert 9412 Oakland Road SW SamLind@gmail.com 8888888888 |
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Edward Phillips |
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4:00PM Start Time |
the
method
From the disciplined approach of gathering information & curating, to the mixture of photos & clear narratives. The Method was founded on pure construction experience.
Designed to CONNECT you with the information to help make an informed decision & built to do one thing really well:
Drive the point home.
"Tell the story, share the knowledge & inspire action"
thank you
Thanks for choosing us for your home inspection. We appreciate your confidence in us & it was my pleasure to serve you today.
I will be your primary contact & I will do anything I can to make sure you are fully clear on my findings today.
Please feel free to contact us if you have any questions of if you need further information. We will gladly answer any questions.
Kind Regards,
Lucas Kirsch
disclaimer
stuff.
A home inspection is kind of like an annual check-up at the doctor. It’s used to make sure things are working properly & it can be useful in spotting things that might eventually become a problem Some people actually think we come equipped with a crystal ball, a flux capacitor or even X-Ray vision! Unfortunately, we can’t go into the past, go “Back to the Future” or, like Superman, see through walls.
Disclaimers are boring so I won’t get into that but please understand we can only visually inspect what we see today. Every house is different just like every customer has different expectations of what a home inspection should be. However, we know some people like to read the report in its entirety. Attached we provided you with a full copy of our Standards of Practice & Disclaimers.
If you are reading this then obviously the details matter to you. You’d make a great home inspector.
icons &
legends
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It’s a snap! Here are some key terms you’ll see throughout. |
| Iconography | Sometimes we use icons or example images when it provides a more effective representation. |
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Immediate Attention There's some real urgency on the fix. |
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Attention Heads up! This may need to be fixed very soon. |
| Not Inspected | Limits out of our control & or outside of our SOP's |
| Hand Gestures | Non-verbal communication in a photo that packs a punch. |
| Issue: | Identify the problem if there is one |
| Action: | Recommended path to address the issue |
| L: | Location where it is found |
| T: | Typical Tradesperson |
| R: | Reason why it wasn't inspected |
| $ / $$ / $$$ | Merely a rough guide of overall cost. |
the
summary
Drone
Roof Utility Penetrations:
Issue: Exposed Nails /Missing Sealant
Action: Improve / Seal Blackjack T: Roofer L: Most Vents
Notes: Even though it’s a very low chance, this should be considered a moisture intrusion point. Easy straightforward fix
Action: Improve / Seal Blackjack T: Roofer L: Most Vents
Notes: Even though it’s a very low chance, this should be considered a moisture intrusion point. Easy straightforward fix
Roof Front View:
Issue: Missing Splash Guard
Action: Install / Re-Route T: Roofer / Gutter L: East Lower
Notes: Failure to address this issue can lead to a number of negative effects (freezing, slipping hazards, erosion)
Action: Install / Re-Route T: Roofer / Gutter L: East Lower
Notes: Failure to address this issue can lead to a number of negative effects (freezing, slipping hazards, erosion)
Exterior
Pathway Material:
Issue: Cracking / Undermining
Action: Repair / Backfill T: General L: Front walk
Notes: Seal off / inject to prevent moisture intrusion. This has the potential to settle out if not corrected soon. If this occurs, foam or mud jacking may be the solution.
Action: Repair / Backfill T: General L: Front walk
Notes: Seal off / inject to prevent moisture intrusion. This has the potential to settle out if not corrected soon. If this occurs, foam or mud jacking may be the solution.
Foundation:
Issue: Mid Range Crack / Diagonal
Action: Repair / Seal / Inject T: Specialist L: W Side Yard
Notes: ( Staggered pattern ) Pin to prevent moisture intrusion. This can become more pronounced with water intrusion (expansion / contraction) if action not taken.
Action: Repair / Seal / Inject T: Specialist L: W Side Yard
Notes: ( Staggered pattern ) Pin to prevent moisture intrusion. This can become more pronounced with water intrusion (expansion / contraction) if action not taken.
Exterior Outlet:
Issue: No Power / Function
Action: Investigate & Repair T: Electrician L: Fromt Entry
Notes: Safety concern. Let’s get this addressed to help prevent electrical hazards & ensure functionality.
Action: Investigate & Repair T: Electrician L: Fromt Entry
Notes: Safety concern. Let’s get this addressed to help prevent electrical hazards & ensure functionality.
Exterior Faucet:
Issue: Gapping / Loose
Action: Seal & Secure T: General L: Side yard
Notes: Lets get on this adressed before it turns into a problem. Use exterior rated silicone and tighten up the fasteners.
Action: Seal & Secure T: General L: Side yard
Notes: Lets get on this adressed before it turns into a problem. Use exterior rated silicone and tighten up the fasteners.
the
summary
Exterior (cont.)
Vent Protection & Efficiency:
Issue: Gaps / Penetrations
Action: Caulk / Seal T: General L: W Sideyard
Notes: We see this every day, but this should be dealt with before the rains of the summer hit. This is considered a moisture intrusion point.
Action: Caulk / Seal T: General L: W Sideyard
Notes: We see this every day, but this should be dealt with before the rains of the summer hit. This is considered a moisture intrusion point.
Foundation Stuff:
Issue: Diagonal Crack / Intrusion
Action: Pin / Seal / Repair T: General L: E Sideyard
Notes: This will need your attention relatively soon. Well, this is not considered a structural issue at the moment let’s get ahead of it with investigation and remediation.
Action: Pin / Seal / Repair T: General L: E Sideyard
Notes: This will need your attention relatively soon. Well, this is not considered a structural issue at the moment let’s get ahead of it with investigation and remediation.
Back Lower Outlet:
Issue: Hot Neutral Reverse
Action: Repair or Replace
Notes: A component of the electrical system. Lets get this looked at ASAP.
Action: Repair or Replace
Notes: A component of the electrical system. Lets get this looked at ASAP.
Garage
Garage Floor:
Issue: Shrinkage / Cracking
Action: Repair / Seal T: General L: W Stall
Notes: Improvement needed to prevent heaving &/or moisture intrusion.
Action: Repair / Seal T: General L: W Stall
Notes: Improvement needed to prevent heaving &/or moisture intrusion.
Kitchen
Kitchen P-Trap:
Issue: Loose / Unsecure
Action: Repair / Tighten Up T: Plumber L: Main Sink
Notes: Taking proactive measures to address this NOW, may help prevent future problems. Very straight forward fix.
Action: Repair / Tighten Up T: Plumber L: Main Sink
Notes: Taking proactive measures to address this NOW, may help prevent future problems. Very straight forward fix.
the
summary
Bathroom
X3 Toilets:
Issue: Unstable / Loose
Action: Secure / Re-Seat T: Plumber
Notes: En suite, main, and secondary bathroom. Times three toilet loose and or wobbly. They should be fixed before they turn into a problem that could be quite costly.
Action: Secure / Re-Seat T: Plumber
Notes: En suite, main, and secondary bathroom. Times three toilet loose and or wobbly. They should be fixed before they turn into a problem that could be quite costly.
Mechanical
FYI Panel Clearance:
Issue: Obstructed / Hazard
Action: Improve / Clear-Out T: General / DIY L: Mechanical
Notes: When know one has room to work in this area it can be a real pain the the butt! Everyone needs access in the event of a problem. Need 30” clearance.
Action: Improve / Clear-Out T: General / DIY L: Mechanical
Notes: When know one has room to work in this area it can be a real pain the the butt! Everyone needs access in the event of a problem. Need 30” clearance.
The Sewer Line ( Clean-Out ):
Issue: Unknown Location (Need access)
Action: Request Disclosure T: Plumber L: Unknown
Notes: Regular scope check-ups contribute to optimal performance. This is a heavly tree’d lot.
Action: Request Disclosure T: Plumber L: Unknown
Notes: Regular scope check-ups contribute to optimal performance. This is a heavly tree’d lot.
Benefits of A Humidifier:
Issue: Evidence of PAST Leak
Action: Repair or Replace T: HVAC Tech L: Left of Furnace
Notes: Investigation and appropriate action are recommended to mitigate potential issues from ariaing in the future.
Action: Repair or Replace T: HVAC Tech L: Left of Furnace
Notes: Investigation and appropriate action are recommended to mitigate potential issues from ariaing in the future.
HRV Filter:
Issue: Dirty
Action: Maintenance Required T: DIY L: Left of Furnace
Notes: Consistent and diligent maintenance, along with regular check-ups, are absolutely essential for ensuring and maximizing optimal performance.
Action: Maintenance Required T: DIY L: Left of Furnace
Notes: Consistent and diligent maintenance, along with regular check-ups, are absolutely essential for ensuring and maximizing optimal performance.
Roof
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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The Roof Surface
This is the outermost layer on the roof charged with providing shelter from the natural elements.
Roof Observations
Examined for continuity of material & coverage.
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Roof Penetration Black Jack
A black gooey stuff used to seal up holes or cracks in the roof to prevent leaks and water damage.
Roof Sealant
Boots & flashings may need replacement & general upkeep over the years.
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Inside Gutter
Regular cleaning of trough/scupper should be part of your yearly maintenance schedule.
Soffit
Keep clean & free of debris like vegetation. A very important facet of the home!
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Roof
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Roof Disclaimer Stuff
Minor deterioration or defects in the roofing material are considered to be functional damage. We can not see through the Shingle or membrane to the sheathing & therefore can not be inspected for evidence of leaks. The remaining roof life is approx only & does not preclude the possibility of leakage. Leakage can develop at any time & may depend on rain intensity, wind direction, ice buildup & other factors. Chimney/flue interiors that are not readily accessible are not inspected & could require repair. The roof inspection may be limited by access, condition, weather, or safety concerns.
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Roof Management
The key is leak avoidance. Find & correct defects before they leak by setting up a yearly roof maintenance program with a certified local roofer. It’s recommended to schedule a roof tune-up & as part of a regular maintenance schedule every 1-2 yrs. & after significant storm events.
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Roof
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Support Photo
Taken from a different perspective.
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Roof
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Roof Information-
The roof and exterior envelope are your homes first line of defense from the elements.
There are several types of roofing materials: asphalt shingles, metal, tile, wood shakes, and slate. In North America, asphalt shingles are most common because of their durability and affordability. While the materials, design and complexity may differ, the roofing systems that support them generally have the same components. Because of the importance of a well constructed roof and the risks associated with heights, when it is time for repairs or replacement, homeowners should consult a roofing contractor as opposed to attempting themselves. It is important to have your entire roofing system inspected periodically or after experiencing extreme weather. Inspections can help discover minor issues today, to avoid major problems tomorrow. |
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Drone
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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The View From Above
The roof of a home can account for up to 40% of the home's exterior. From curb appeal to home safety, it's important to keep the home looking sharp & (more importantly) dry. Make sure you look up every once in a while for anything out of the norm.
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Inside Gutter
Responsible for channeling water flow from your roof through the downspouts & direct it to appropriate areas. Regular cleaning of trough/scupper should be part of your yearly maintenance schedule.
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Drone
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Roof Side View
Assessed for structural deficiencies
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Roof Side View
For your records.
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Roof Back View
See Photo.
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Drone
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Bird’s Eye View-
Most people call them drones. Technically, they’re UAVs (unmanned aerial vehicles) or sUAS (small unmanned aircraft systems). No matter what you call them, these flying cameras & sensor holders have rapidly become valuable industrial inspection tools. Drone-based inspections help us improve efficiency & data quality while increasing safety & speed of operation.
The roof of your building can be easy to ignore... until suddenly it’s not. Small damage from weathering & aging, as well as less subtle threats like storms, can slowly eat away at the performance & stability of your roof until one day you wake up in need of emergency repairs & end up stuck with a far larger bill than you ever expected. The solution? Regular, thorough roof inspections conducted by a professional using a drone. From reducing man-hours to ensuring more comprehensive analysis, drones have revolutionized the way property owners & contractors alike think about roof assessment. |
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Exterior
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Front Entry
Keeping a good seal is essential to maintaining your home's energy efficiency.
Back Entry
A well-installed & maintained door will save $$$ on heating & cooling costs.
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Focal Window
It can be a real "Pane" replacing windows. Maintenance is the key to longevity.
Basement Window
Please refer to local bylaws to understand the correct dimensions for egress.
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Exterior
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The Eyes of a Home
A window allows the passage of light, sound, & air. Modern windows are usually glazed or covered in some other transparent material. Many glazed windows may be opened to allow ventilation or closed to exclude inclement weather. Visually scanned (From the ground) for defects like blown seals & deterioration. We also re-examine from the inside when testing the operation.
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The Exterior Skin
Much like plants, people, or other living things, the skin of a building is that surface that interacts with the world at large. The skin (cladding) is responsible for protecting the contents, much like our skin protects us. It also makes a statement to our neighbors about the home inside. INFO: This home is comprised of several layers, ie: the wall's outer surface, vapor barrier, insulation, & more… The entire perimeter of the home should be closely monitored for change or damage. Examined for visual defects. Plan to establish a bi-yearly maintenance routine.
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Exterior
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The Vents
Dirty intake/exhaust vents could impede their ability to function.
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Exterior Penetrations
Fill & maintain all utility penetrations leading in or out of the home to prevent moisture intrusion.
Flashings
These prevent water from entering penetrations in the cladding, like a window or door.
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Electrical Entry Point
How electricity makes its way into the home—either overhead power lines or underground
The Electrical Meter
Electricity goes through the meter to the main panel & onto the outlets.
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Open and close gas meter
It’s just good to know how to operate this in the case of an emergency. This is where they shut it down if you miss a bill.
The Gas Meter
If you ever smell gas, call your local supplier to have it further assessed & keep a wrench handy to shut it down.
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Exterior
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Perimeter Grading
Management of water drainage is paramount! Water should ALWAYS drain away from the foundation.
Grading
Uneven land prevents proper water drainage, & during rainfall, water can flow towards the home rather than away.
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Exterior Cladding
Here is the primary protective layer between your home & the external elements.
Parging Coat
The semi-protective/cosmetic mortar applied to the foundation is known for two things… it’s usually grey & cracks.
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About Cracks.
If two dimes can fit into the crack, get it checked by a structural engineer. Minor fractures can be repaired with a mastic.
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Exterior
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Support Photo
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Support Photo
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Support Photo
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Support Photo
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Exterior
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Deck Page
Typically made of wood or composite materials, this is place to kick back and relax during the warmer months.
Deck Ledger Board
This horizontal piece of lumber is used to tie in construction elements such as porch roofs & decks.
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Decking Material Up Close
Visually examined for common defects.
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Over-all Deck
Proper deck maintenance involves regular cleaning to remove dirt, debris, and mold to prevent surface damage and improve safety. Inspecting the structure for loose fasteners, damaged boards, or structural issues is crucial to address potential safety hazards promptly. Finally, applying a protective sealant or stain every few years can help preserve the wood and enhance its durability and appearance.
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Under Deck
The structure under a deck consists of beams and joists, offering essential support and stability to the deck. These components distribute the weight of the deck and any loads placed on it, ensuring it remains safe and level. Additionally, they facilitate drainage and ventilation, preserving the deck's integrity and longevity.
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Exterior
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AC Page
Maintain your AC, & you’ll not only save money on energy, but you’ll also extend its lifespan, saving money on costly early replacement
Name Brand
See Photo
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AC Disconnect
A simple on/off switch that cuts the power to your equipment or electrical enclosure.
AC Data Plate
Here contains a unique model & serial number.
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Air Conditioner - Cooling Unit
Regular maintenance of your AC unit is essential to ensure it operates efficiently and reliably, especially during hot months. Basic maintenance tasks include cleaning or replacing the air filter every 1-3 months, depending on usage, to maintain good airflow and air quality. Keep the outdoor condenser unit clean and free from debris like leaves and grass clippings to optimize heat exchange. Ensure all vents and registers are unobstructed to maintain proper airflow throughout your home. Periodically check the refrigerant levels, electrical connections, and thermostat settings, and consider scheduling an annual professional inspection to address any potential issues before they become major problems. These simple steps can prolong the life of your AC unit, reduce energy costs, and keep your home comfortably cool.
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Exterior
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Exterior Monthly List- …
While we're able to control the environment (temperature, humidity, lighting), we have very little control over the weather buffeting our homes outside. Here are some things to keep your eyes on throughout the seasons: - Roof & flashings - Valleys - Where different sections meet - Facia boards & soffits located right below the roof line - Gutters & downspouts may need cleaning or repairs - Exterior cladding; if it looks wrong, it probably is - Windows & doors: may just need a simple tuneup for functionality - Foundation: were looking for cracks or improper grading - Decks & porches - Sidewalks & driveways - Yard clean-up; has a lot to do with proper grading Just like your annual doctor check-up, your home will need your attention seasonally to prevent small things from turning into big things!
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Garage
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Garage Motor • Control
Don't forget to ask the seller to leave behind the remote(s). The average lifespan of a motor is 10-12 years.
Garage Safety Sensors
These little guys project an invisible light beam to ensure safety. Keep them aligned.
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Garage Door
Otherwise known as the “The Heavy Lifter”. Your garage door is the largest moving part in your home & is used multiple times daily. It’s very important that you take the time to perform regular maintenance.
Check cables, spring coils, lubricate moving parts, replace the weather gasket, replace the rollers, tighten up the hardware & ensure the pressure sensor has been adjusted for safety. No time for a check-up? Call a garage door professional to schedule a tune-up. |
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Garage
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Garage Spring
Every Six Months: A little spritz to the torsion springs will aid in lifting & extend the lifespan of the spring itself.
You don't need to lubricate the tracks, but ensuring they're clean is essential to your door's functionality. |
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Garage Maintenance
Learning how to maintain a residential garage door is key to operating it efficiently. A malfunction can prevent you from taking your car out of the garage when you want to. Regular maintenance twice a year can make such mishaps less likely. INFO: Visually inspect the door, perform safety tests, examine hardware for defects, service the chain or belt, service seals & springs, clean the garage door surface, replace batteries & bulbs, & Reduce friction between the door & the stop. Adjust the opening & closing speed.
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Garage
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The Garage-
Perhaps no other part of your home experiences as much wear & tear as your overhead garage door.
The average garage door will go up & down more than 1000 times a year. When kept in good working order, it provides convenience & security. But...a neglected door can not only become as noisy as a locomotive but also poses a significant safety risk to your family, especially your kids. Tighten the nuts & bolts. Because your door moves, the hardware can loosen. Inspect & tighten all roller brackets & bolts that hold the rails to the support brackets. Lubricate the chain or the screw on your opener annually with white lithium grease. Spray-on versions are available at most home centers. Lubrication will make the opener's operation smoother & quieter & extend the life of both the chain & opener. Inspect & maintain your garage door annually for safety & convenience sake. |
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Attic
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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The Hatch Entry
Consider using ridged foam board insulation & match the door insulation to that of the attic space.
Hatch Weatherstripping
Upgraded weatherstripping will help to mitigate any excess heat & moisture finding its way into the attic space.
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Hatch Diagram
Also known as the scuttle hole, the better the hatch door, the better you can control your home's climate. A proper cover consists of the following: (1) Attic Insulation, (2) Insulation Dam, (3) Air Seal Gasket, (4) Hatch insulation, (5) The Hatch Door.
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Attic Insulation
Here are the materials that resist the conductive flow of heat. "The knit hat to the home."
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Attic
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Insulation Depth
There's no getting around it: If your house is in cold weather, keeping it warm in winter is expensive. Having the correct amount of attic insulation can help you maintain a comfortable temperature throughout your home & help save $$$ on your energy bills. *Plus, it could help prevent major issues like ice dams or even attic rain.
QUICK FACTS: Attic insulation is the easiest & most cost-effective upgrade to a home. A properly insulated attic can save you an estimated 10-50% on your heating bill. |
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Attic Structural Health
High attic humidity usually shows up as dampness, rusty fasteners, or frost on the underside of the roof sheathing.
Don’t rely on ventilation alone to take care of moisture in the attic. The best protection against condensation, mildew & rot is an air-tight ceiling. Make sure you keep that attic hatch latched for good compression between the hatch & the weatherstripping. |
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Attic
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Roof Sheathing
The thin boards of wood that span the trusses and support the rest of the roof
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Attic Sheathing
“Roof Sheathing” Here are the boards or sheets that bridge the trusses or rafters. No noticeable staining or signs of microbial growth and no indication of rusty nails protruding through.
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Attic Construction Overall
Designed to support the roof with rafters or trusses.
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Attic Hatch Latch
Attic Hatch Latch The goal is to match the R-value of the hatch to the overall attic R-value. Upgrading the weather stripping & installing a latch to the hatch will help compress the gasket & improve the attic hatch seal.
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Attic
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The Attic-
You may never have taken the time to look inside the attic of your home, but knowing its condition can save you $$$.
The access is usually in a discreet place like a closet & will require the use of a ladder or chair to climb up. Pushing open the hatch, you'll most likely find a space that runs the length & width of your home & contains nothing more than insulation & the roof framing. Not exactly glamorous, but it serves an essential structural purpose. IF it isn't properly maintained, it could cause you many headaches in the future. The bottom line, your attic is an essential part of your home. A toque (sock hat) in winter, an umbrella in spring, & shade in the hot summers. |
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Thermal
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Thermal Front Door
Scanned for irregularities, air leaks & consistency.
Front Door
Keeping a good seal is essential to maintaining the energy efficiency of your home.
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Thermal Windows
Scanned for irregularities, air leaks & other moisture-prone areas.
Interior Window
Opening your blinds can expose the surface of windows to circulating air which will help keep the condensation away!!
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Thermal Walls
As seen from the inside. All walls & ceilings were scanned for irregularities.
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Thermal
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Thermal Attic Hatch
What we’re looking for throughout the entire thermal portion of this inspection: missing, damaged, or inadequate insulation, building envelope air leaks, moisture intrusion, & sometimes we can even see substandard workmanship behind the walls. This tech works really well when something is WET, or there is a strong variance in temperature, but when it’s dry ( like an old water stain ) it will simply blend in with everything else.
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Thermal Ceiling
We look up, down & all around. Doors, windows, or any penetration in the skeleton of your home is where we usually find the largest temperature variance. This is why it’s best to be a stickler about cleaning & replacing your weather stripping every couple of years. In the ceiling, we typically find colder areas around the utility penetrations. For example, at speakers, electrical boxes, pot lights, & more…
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Thermal
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Thermal Toilet
Scanned for leaks at the base, tank & shut-off valve.
Toilet
Inspected for deficiencies using normal operating procedures.
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Hot Water Thermal
We always thoroughly run ALL plumbing fixtures & check for temperature variance.
Hot Water Tap
Visually examined for common defects.
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Cold Water Thermal
See photo
Cold Water Tap
Inspected for deficiencies using normal operating procedures.
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Thermal P-Trap
Scanned for leaks or the presence of moisture.
P-Trap
P-traps are part of your sink plumbing, these question-mark-shaped plumbing pieces serve an important purpose…
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Thermal
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Thermal Dishwasher
A representative # of potential leak points were thermally examined today.
Dishwasher
See the Kitchen section for a description of this component.
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Thermal Laundry Washer
Scanned for proof of operation & the presence of moisture.
Laundry Washer
The most memorable days end with the dirtiest clothes!
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Thermal Laundry Dryer
Scanned to make sure it’s heating up!
Laundry Dryer
Removes moisture from a load of clothing, bedding & other textiles.
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Thermal Heat Supply
Thermal was used to inspect for temperature & to demonstrate air flow.
Heat Supply
Visually examined for common defects.
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Thermal
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Thermal Refrigerator
Scanned for proof of operation & the presence of moisture.
Inside Fridge
For your records.
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Thermal Freezer
Scanned for proof of operation & the presence of moisture.
Inside Freezer
Visually examined for common defects.
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Thermal Stove
Scanned for proof of operation.
Cooktop
Always hard to keep clean!
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Thermal Oven
Scanned for proof of operation.
Oven
Visually examined for common defects.
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Thermal
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Thermal Tech-
All objects emit infrared energy, known as a heat signature. An infrared camera (also known as a thermal imager) detects & measures the infrared energy of objects. The camera converts that infrared data into an electronic image that shows the apparent surface temperature of the object being measured.
An infrared camera contains an optical system that focuses infrared energy onto a special detector chip (sensor array) with thousands of detector pixels arranged in a grid. Each pixel in the sensor array reacts to the infrared energy focused on it & produces an electronic signal. The camera processor takes the signal from each pixel & applies a mathematical calculation to it to create a color map of the apparent temperature of the object. Each temperature value is assigned a different color. The resulting matrix of colors is sent to memory & to the camera's display as a temperature picture (thermal image) of that object. |
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Health & Safety
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Carbon Monoxide Test
Spot checked in suspect areas & used to detect colorless, odorless, & tasteless gas.
Moisture Test
Used to measure the percentage of water in a given product. Spot checked throughout—especially the usual suspects.
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Smoke Detector
These detect fires by sensing small particles in the air using a couple of different kinds of technologies. Once they detect those particles above a certain threshold, they signal the alarm to sound so that you & your family can get to safety & call 911. A working smoke alarm cuts your risk of dying in a home fire in half. Missing or dead batteries cause nearly all alarm failures. For the best protection, install a combination hard-wired alarm with battery backup. If your alarms use regular batteries, swap in fresh batteries at least once a year. A “chirping” sound means that it’s time to change batteries.
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Health & Safety
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Health & Safety Info-
If there's one place you should always feel safe, it's your home. It's your castle... a place of refuge, privacy, & security.
Here are a few tips to help: - Consider changing locks for all doors & making sure they work for all windows. - Store matches, lighters, medications, household cleaners, & other toxic substances in a safe place. Make sure they are clearly labeled & in their original containers. - Store firearms & ammunition separately & under lock & key. - Use light timers so your child doesn't come home to a dark house. - Fire Safety: you must have a smoke alarm on each level of the house (or for homes on one level, near the kitchen & all bedrooms). Test them to make sure they all work. - Replace any broken electrical cords & use no more than two plugs per outlet. - Keep your water heater below 60 C to prevent scalding. - First Aid: Assemble a basic kit - Power Outages: Keep a flashlight or two (& extra batteries) handy. |
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Interior
41
| I BACK TO SUMMARY |
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Switches
A select number of outlets (outlet tester) & switches were tested for function.
Interior Lights
We disco these ON & OFF more than a few times to try to catch a problem.
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Outlets
Provide electricity after plugging in your device. Tested for faults.
Plug Tester
Used to confirm if an outlet or plug is wired correctly.
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Door Knob
Snug up door knobs/handles, towel bars, toilet paper holders & door stops. A yearly routine will help keep it ship shape!
Door Hinges
Don’t forget about this hard-working component…Tap the pins down & snug up the screws from time to time.
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Interior
42
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Thermostat
Charged with the regulation of the temperature. The location & placement makes a huge difference in its readings.
Thermostat AFTER
This is just for our records showing we set it back to its original state.
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Flooring
We’re not here for flooring inspections, but we keep an eye out for significant issues.
Interior Wall
If these walls could talk. One of the best ways to see how a home has been built & maintained.
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Interior Window
Opening your blinds can expose the surface of windows to circulating air which will help keep the condensation away!!
Open Window
A representative # of doors & windows were checked for operation & blown seals.
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Window Track
These hold the window in place. A yearly routine should be made to keep them clean & free of debris. In most homes, these are usually quite gummed up.
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Interior
43
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Cosmetic Defect Info
Superficial flaws or blemishes that do not interfere with safety or functionality.
Imperfection
Also known as a FLAW.
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Nail Pop
These are usually harmless but keep an eye on them for change.
Tape Seam(s)
The culprit is the installation. For the seam to disappear, it must be covered with a compound in a specific way.
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Stain
Discoloured & clearly distinguished from the surface around it.
Sealant Depletion
Regardless of the quality of used, caulk & sealants will eventually need to be replaced.
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No Such Thing As Perfect
Fixing nail pops on a small scale is easy for any do-it-yourselfer. However, if entire rooms have many nail pops, it may be time to completely replace the drywall & have it secured with drywall screws, not nails. If this is the case, call a drywall contractor.
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Interior
44
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Interior Notes-
It's natural to favor the more aesthetically-pleasing properties. However, cosmetic features are often decorative & trendy extras.
Instead, base your decision on the underlying features & value of the home. This includes elements like the plumbing, the wiring & the roof. A lot of people have an unrealistic view of what the home buying process looks like— particularly if it's their first time buying a home or they have a past experience in which everything went swimmingly. One of the biggest misconceptions is that homes on the market come in perfect condition. This sounds ridiculous when you say it out loud, but the truth is that many buyers expect pristine homes with brand-new features throughout. Hint: Unless you're building your own house, you aren't going to find an immaculate property. The reality is that every home on the market needs some work. The key is to know how much work is needed & be honest about what you're willing to take on. "Don't just buy a home with your eyes— buy it too with your mind." |
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Kitchen
45
| K BACK TO SUMMARY |
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Kitchen Cabinets
A Place for your dishes. These can usually be leveled out by adjusting the hinge screws. Don't overdo it!
Cabinet Hinges
We recommend cabinet tune-ups for alignment & function as required. 1/4 turn at a time.
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The Fridge
ALL Appliances were tested for operation & should be rechecked for condition & function on the day of possession.
Dishwasher
Empty your plate first! Turned ON & OFF after a quick cycle.
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Stovetop
Checked for operation. Turned ON & OFF
The Oven
Checked for operation. Turned ON & OFF
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Kitchen
46
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Stove • Oven Off
Turned ON & OFF after testing for functionality.
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Dishwasher OFF
Turned ON & OFF after cycle. We usually leave it slightly ajar to ventilate. This is really for our records.
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Microwave
Nuke It! Be sure to ask for documentation/manuals on all appliances.
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The Hood Fan - OTR
A range hood helps keep the air in your kitchen clean. These appliances come in several different models, some more effective than others. It is recommended to clean a kitchen hood system once every six months, depending on usage.
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Kitchen
47
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The Kitchen Sink
Sink & P-traps inspected for leaks & “snugness." Often times chemicals & other cleaners can break down seals, so please consider using only natural products when cleaning.
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Kitchen Drain Basket
The removable part that plugs the drain. The strainer catches large chunks to prevent clogs. The basket flange goes on the inside of the sink & the rubber gasket, pressure cup & nut are under the sink.
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Kitchen
48
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Kitchen Safety-
Kitchens are where people gather but they present multiple hazards such as burns, cuts, slips, and fires. Ensuring a safe kitchen environment protects family members and visitors from injuries and can help prevent costly damage to the home. Key practices to increase kitchen safety include: 1. Fire Safety: Keep a fire extinguisher accessible and check it regularly to ensure it's functional. Never leave cooking unattended and keep flammable materials like towels and paper away from the stove. 2. Prevent Cuts: Store knives in a secure block or drawer. Use sharp knives which require less force and provide more control, reducing the chance of slipping and injury. 3. Avoid Slips and Falls: Clean up spills immediately. Use non-slip mats in areas prone to wetness and ensure good lighting throughout the kitchen. 4. Safe Appliance Use: Regularly check and maintain appliances. Ensure cords are intact and not frayed, and that appliances are clean and free from grease buildup, which can be a fire hazard. 5. Child Safety: Use safety latches on cabinets and drawers that contain dangerous items like cleaning chemicals and sharp tools. Keep pot handles turned inward on the stove and supervise children closely in the kitchen. 6. Proper Food Storage and Handling: Prevent foodborne illnesses by storing foods at proper temperatures, using separate cutting boards for raw meats and vegetables, and washing hands frequently during food preparation. By implementing these safety measures, the kitchen can remain a safe space for cooking and gathering, minimizing risks and enhancing the overall enjoyment of the space.
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Laundromat
49
| L BACK TO SUMMARY |
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Laundry Washer
Run for a quick cycle & turned OFF. Sometimes we leave the lid ajar to ventilate.
Inside The Washer
Even though it’s constantly washing, this will need a thorough clean every now & then.
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Laundry Dryer
Run for a quick cycle.
Inside The Dryer
This will also need a cleaning every once in a while. Remember to change the lint filter.
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Laundry Exhaust Line
These guys sometimes become detached. Have a peek every now & then.
Dryer Lint Trap
Lint-filled air passes through a removable wire mesh as it exits the machine to the dryer vent.
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Laundromat
50
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Keep calm & do laundry-
No matter how efficiently we've streamlined the process, we're not robots, so household chores can still feel a little tedious at times. The work is kinda thankless, & there's no overtime pay provisions in place!
When you're spending countless hours doing nearly 300 loads of laundry per year, there's more you should consider than which color baskets to buy. Wash only full loads & place similar items together. Depending on the type of washing machine, you're using anywhere from 13 to 40 gallons of water each time you wash a load of clothes. Check the temperature. Did you know nearly 90 percent of the energy used to operate a washing machine is spent on water heating? You could save a lot of energy by washing your clothes in cold water. Inspect hoses & filters. Hoses connect to a washer. Take a few minutes every so often to inspect your hoses. If there are any unusual cracks or bulges, it's time for a replacement. |
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Bathroom
51
| B BACK TO SUMMARY |
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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The Bathroom GFCI
This device shuts off an electric power circuit when it detects a current flowing along an unintended path.
Toilet Paper Test
Bathroom fans should run 30 minutes after every use. Timed switches make this easy not to forget.
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Shower Head
Silicone & seal all valves below the shower head. This will need upkeep over the years.
The Tub Filler
Routinely clean all nozzles & aerators. ALL water sources tested HOT & COLD
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Built-In Tub
Make sure your cleaners are safe for your bathtub. Quick clean after every use is the way to go.
The Hair Catcher
When hair accumulates in your lines, it can create nasty clumps that slow your drains down drastically.
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Bathroom
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Bathroom Faucet(s)
Faucets, tub fillers & shower heads were fully tested & run for a significant amount of time.
Faucet Aerator
These create a non-splashing stream, delivering a mixture of water & air. CLR, to prevent build-up.
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Sink Drain(s)
Baking soda & vinegar help remove debris, kill bacteria & keep water flowing.
Bathroom P-Trap
Built to keep the gases from entering back into your home. Examined for leaks & lightly touched for snugness.
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Suite Toilet Flushing
Flush it away. Please check operation again on your next visit or at possession.
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Toilet Tank
Otherwise known as The Back Rest. How Often Should You Clean Your Toilet Tank? Shoot for twice a year to avoid mildew, rust, & grime & to prevent a buildup of minerals that can damage the parts.
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Bathroom
53
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Powder Room
Most guests will never see your Ensuite or main bath. Be sure to keep this one clean!
Powder Room Faucet
Always keep in mind your faucet's finish when using cleansers.
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Powder Room Sink Drain
As for maintenance, we recommend a thorough deep cleaning every two years.
Powder Room P-Trap
Examined for leaks.
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Powder Room Toilet
This tiny space is simply a bathroom without the “bath” part, it typically only has a toilet & a sink. While a half bathroom may not add a lot of square footage, it makes a great addition to the main level of your home, serving as a restroom option for guests & a quick stop-in for guests hanging out in the kitchen & living room. Toilet examined for leaks, functionality, 3x Flush test & for stability.
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Bathroom
54
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Best Seat In The House-
Even before indoor plumbing folks understood that outhouses needed ventilation.
When bathrooms moved indoors, ventilation was required not just to remove odors but also to exhaust excess moisture. We all know how much moisture can be produced by taking a hot shower, just think about the fogged mirrors & the condensation that forms on windows & walls, especially when it's cold outside. Bath fans are sized according to the volume of air they can move, measured in cubic feet per minute, or cfm. The rule of thumb is that you need 1 cfm for every square foot of floor area in the room. It's smart to err on the high side, especially in a bathroom that gets heavy use or one with a high ceiling. Better fans are engineered to run quieter than low-priced versions. Finally, don't forget: Bathroom fans should be left running for at least 20 minutes after each shower. This will ensure that all of the humidity is cleared out of both the room & the ventilation ductwork. |
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Mechanical
55
| M BACK TO SUMMARY |
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Detailed Section Overview
Below, you will find detailed photographs and insights specific to this area. Regular inspections and maintenance of these components are essential to uphold their integrity and performance over time.
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Support Photo
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Electrical Panel
The electrical panel typically consists of a main breaker, circuit breakers and bus bars
Inside - Electrical Panel
PLEASE, never remove the panel cover to access the breaker. Leave this to the pros.
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The Main Breaker
Generally, this will shut down everything! Designed to interrupt a large amperage load.
Labels & Stickers
See Photo.
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Mechanical
56
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What does a water meter do?
Water meters are essential in conserving water & saving money on your water utility statement. A water meter is a mechanical device connected to your water connection & only registers consumption when water is used. There are no electric components inside a water meter. Meters are usually installed just above the main water shutoff valve in the home & most water meters have a transmitter that is remotely read for billing purposes. Missing? City to install.. Not Inspected
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The Water Main
Showing both the meter & the main shut off valve. This allows you to shut off the supply of water in your home.
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Mechanical
57
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Exterior Water Shutoff Valve
These should be turned off & bled in the winter months to prevent potential problems in the spring.
The Water Lines
Main visible water lines that could actually be seen throughout the inspection.
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Main Drain
Usually only 1 per home. New or old, we always recommend having the sewer scoped to look for things like obstructions & more…
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The Hot Water Unit
Life expectancy of a water heater is about 8-12 years from new.
Hot Water Data Plate
This usually contains model & serial #. It also contains the birth date & other important info.
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Hot Water Unit Thermostat
This is essentially a temperature-activated regulating switch.
TPR
Temperature-Pressure Relief Valve. Designed to auto-release water if pressure or temp in the water tank exceeds safe levels.
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Mechanical
58
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Gas Supply Shutoff
Here for safety or when doing repairs.
Heating Unit Filter
Change filters upon possession, then once every three months. We prefer the cheap filters!
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Main Heating Unit
Run for the majority of this inspection. A thorough clean & precision tune-up is always recommended.
Heating Unit Data Plate
A small metal or sticker plate that provides key information about a home's heating system.
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Heating Unit Flame
Why Does a Blue Flame Indicate More Complete Combustion? If you remember the Bunsen burner days of your science education, you may recall how different flame colors result from varying amounts of oxygen. By increasing the oxygen supply, you get higher temperatures, less soot, & more complete combustion. When the flame does not receive enough oxygen, you can see the flame color change to a red, orange, or yellow color.
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Mechanical
59
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Inside Heat Source
Under the Hood. Regular HVAC maintenance reduces the risk of costly breakdowns by as much as 95%.
You wouldn't drive your car for 30,000 miles without getting an oil change; you'd be asking for trouble. This analogy holds for true for all HVAC systems. |
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The Blower
Fans use electricity to circulate air heated by the heat source through a home's duct system into the living space. The fan also circulates cooled air during the cooling season for homes with central air conditioning. A professional should clean the blower assembly on your heat source at least yearly. Cleaning the blower assembly is critical because the openings on this type of unit tend to become clogged with dust & dirt.
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Mechanical
60
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Heating Unit Shutoff
Used to disconnect the power. Required as a "disconnecting means" within sight of the unit.
Heating Unit Shutoff Cover.
A cover plate is recommended. Why? Because it will prevent people from turning these off by accident.
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The Humidifier
Humidifier filters should be changed or cleaned every six months. Sometimes you can get away with just cleaning them.
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Tin Tape.
This tape is pretty tough, so it can be used in a range of temp settings-HOT or COLD. This kind of tape is commonly used to secure seams, connections, & joints of ducts, allowing air to get to where it's gotta get to more efficiently.
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Pipe Insulation Tip.
Overall, adding insulation to your pipes reduces the risk of freezing, reducing the need for expensive repairs. In the end, your house is safer, a loss of hot water does not inconvenience you, & repair fees do not suddenly cut your budget.
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Mechanical
61
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HRV
Heat Recovery Ventilators exchanges indoor and outdoor air, using heat from outgoing air to warm incoming fresh air, optimizing energy use and improving indoor air quality. Excellent at reducing heating costs and preventing moisture buildup.
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HRV Data Plate
This usually contains model & serial #. It also contains the birth date & other important info.
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Heat Recovery Ventilation
Also known as mechanical ventilation, heat recovery is an energy recovery ventilation system that works between two sources at different temperatures. Heat recovery is a method that is used to reduce the heating & cooling demands of a home.
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Mechanical
62
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Mechanical Room-
When it comes to your mechanical room, it's not only maintenance & cleaning the unit itself you must keep in mind. Where your mechanicals are located, what's nearby, & how to move around, these all matter too.
Keeping your furnace room clean & safe should be a priority. If your furnace room doubles as a storage room, you absolutely have to make sure no cardboard boxes or plastic containers lean flush against the furnace. Make sure a path is clear for your technician come maintenance day. That way, if maintenance & repairs need to be made, your technician can do them easily. Used filters or old furnace parts, depending on their state, they could also be fire hazards & space wasters. As far as spacing goes, you should allow for at least 2 feet of clearance around your furnace. Finally, make sure the manual for your furnace is within reach in the room where it's hosted. That way, if something is wrong, you'll be able to identify it more easily. |
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Mechanical
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63
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Effect of Radon Over Time
Radon, a radioactive gas, can accumulate in homes over time, posing serious health risks. Being colorless and odorless, it enters through cracks in floors or walls. Long-term exposure significantly increases the risk of lung cancer, making it the second leading cause after smoking. Its levels vary by region and can fluctuate within a home. Regular testing is crucial for early detection and remediation, involving sealing entry points and improving ventilation, to ensure a safer living environment.
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Radon North America
Radon is a naturally occurring radioactive gas produced by the decay of uranium in soil and rock. It is colorless, odorless, and tasteless, making it difficult to detect without specific testing. In Canada, radon can accumulate in homes, particularly in basements and ground floors, through cracks in foundations or gaps around pipes. Exposure to high levels of radon is a major health risk, significantly increasing the likelihood of lung cancer, making it the second leading cause after smoking. Regular testing and mitigation are recommended to ensure safety.
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the
playbook
Twenty20 & Co.
Gathering what you need, discarding what you don’t.
Hit the thumb print to find tactics or methods to form your own game plan.
There you’ll find tips & tricks on maintenance, recalls, cleaning, preparing your home for sale, dealing with difficult neighbours & more.
the
insurance
| Overview | |
| Build Year | 2020’s |
| Outdoor Temperature | Approx +16°C / 60° F |
| Direction Home Faces | South |
| Vacancy | Occupied |
| Furnished | Yes / Partially Staged |
| Roof | |
| Inspection Limitations | Visibility / Height |
| Approximate Age | Undetermined-See Listing Details |
| Roof Material | Asphalt Shingle / Some Torch |
| Gutter Material | Aluminum ( Some downspout functional damage) |
| Fascia Material | Concrete-Composite Board or like |
| Soffit Material | Metal (perforated on sideyards only) |
| Exterior | |
| Inspection Limitations | Visibility / Vegitation |
| Driveway / Walkway | Concrete / Pavers |
| Window Glaze | Double Pane / Triple MIX. |
| Flashings | Present ( Doors / Windows / Penetrations ) |
| Exterior Cladding | Concrete-Composite Board or Like / Shake / Stone |
| Electrical Entry | Overhead / Tree some what infringing. |
| Cooling Type(s) | Not Tested/Ambient Temps/Request Disclosure |
| Gas Main Location | Exterior Side Yard (EAST SIDE) |
| Garage | |
| Inspection Limitations | Visibility / Belongings |
| Motor Brand | Chamberlain (Sensors Functional) |
| HVAC Type | Not Present / Rough-in gas |
the
insurance
| Attic | |
| Inspection Limitations | Visibility from hatch / Tight Quarters |
| Sheathing Material | OSB / 3/8ths / Partial Plywood Sheathing. |
| Approx. R-Value | R-30+ / Uneven |
| Type of Insulation | Cellulose or Like / Some Batt (Baffles Present) |
| Thermal | |
| Inspection Limitations | Visibility/Sellers Belongings |
| Health & Safety | |
| Inspection Limitations | Visibility (Could be hidden?) |
| Safety Features Present | Smoke & Carbon Monoxide Detectors (tested) |
| Interior | |
| Inspection Limitations | Visibility (Furnishings and Belongings) |
| Thermostat Location | Main Floor by Front door / 2nd (Top of Stairs) |
| Flooring Materials | Carpet/Tile/Hardwood |
| Wall Materials | Drywall / Glass |
| Fireplace Fuel Type(s) | n/a (RI in basement) |
| Kitchen | |
| Inspection Limitations | Visibility / Storage |
| GFCIs | Present / Tested |
| Laundromat | |
| Inspection Limitations | Visibility / Belongings |
| Bathroom | |
| Inspection Limitations | Visibility/Stored Items/Access |
| GFCIs | Present / Tested |
the
insurance
| Mechanical | |
| Inspection Limitations | Visibility (Belongs / Storage) |
| Main Amp | 200 AMP |
| Wiring Material | Copper (minor aluminum off of transformer) |
| System Ground | Undetermined ( Should be ground plate as per year) |
| AFCI Breakers | Present ( Per 2018 Code Year ) |
| Electrical Bonding | Present / Gasline ( As seen near furnace ) |
| Heating Type(s) | Gas Furnace- Consider precision tune up |
| Water Supply Source | Public |
| Sewer Material(s) | ABS |
| Backwater Valve | Present / By water main |
| Main Drain | Present / back of furnace |
| Water Line Material | PEX or Like / Some braided supply |
| Hot Water Fuel | Natural Gas ( Easy access to shut off ) YELLOW |
| Heating Fuel | Natural Gas |
| Water Main Location | Mechanical Room / Left of entry |
| Main Electrical Location | Mechanical Room |
| Sump Pump | Present / tested satisfactory ( Upgrade Back-up) |
| Waste Lift Station | Not Present |
| + Heat Source | n/a |
| Structure | |
| Inspection Limitations | Visibility/Sellers Belongings-Stored Items |
| Foundation Type | Concrete / DURAFORM ( As seen in mechroom) |
| Structure Type | Engineered / LVL / telepost / Tji / dimensionals |
| Roof Structure | Truss / Partial Scissor |
| Walls Structure | 2x6 Studs Exterior / 2x4 Interior |
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