755 Mountain Road
Twenty20 & Co Inc
755 Mountain Road
May 3, 2026 at 8:46pm MDT
Apr 30, 2026
"Designed to tell the real story."
the summary
⚠️ Tap Here
the insurance
⚠️ Property Specs
the
elements
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Apr 30, 2026 |
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755 Mountain Road Banff, AB |
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Detached |
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Sunny |
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Client |
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Tyson Saelzer |
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Shawn Sandman 49 Trailhead Rise shawn.sandman@homes.ca 4035554321 |
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Kyle Postman |
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11:00AM Start Time |
the
method
This inspection is a visual, non-invasive review using normal controls & accessible areas.
We follow a consistent path through all major systems. Findings are structured for clarity so you understand what’s there, what needs attention & what to do next.
Each item lists the component or system, issue defect, recommended action & summary note.
Built to eliminate doubt.
"Turning information into decisions you can trust."
thank you
Thank you for choosing us for your inspection. We truly appreciate your trust.
I will be your primary contact & will do everything I can to ensure you are completely clear on today’s findings.
Please feel free to reach out at any time if you have questions or need further clarification. We’re always happy to help.
Kind Regards,
Tyson Saelzer
disclaimer
stuff.
A property inspection evaluates visible, non-exhaustive conditions & records findings in report form Inspectors examine readily accessible systems & components using a visual, non-invasive method & operate equipment using normal controls when possible. Components, issues, actions, location, trade & summary may be noted. Conditions reflect time of inspection only. Inaccessible or unsafe areas are not inspected (not accessible)
⚠️ We encourage you to read our Standards of Practice (SOP’s), scope, disclamers & limitations. The SOPs outline the scope of the inspection, the systems reviewed & the limitations that apply. They provide the framework inspectors follow to evaluate properties & communicate findings consistently. This structure helps ensure inspections are performed using a clear, proven, nationally recognized standard. Full details by clicking the logo. 🔻🔻🔻
The difference between something good and something great is attention to detail.
icons &
legends
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It’s a snap! Here are some key terms you’ll see throughout. |
| Iconography | Used for clarity. |
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Immediate Attention |
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Attention |
| Not Inspected | Limitations. |
| Hand Gestures | Universal. |
| 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 |
| $ / $$ / $$$ |
the
summary
Roof
Roof Observation - Condition:
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Issue: Broken / Deteriorated Tiles
Action: Improve / Replace T: ⚫ Roofer L: Roof
Notes: Service Recommended – Issue(s) should be further evaluated by a qualified professional. If left as is, this could impact performance and/or reliability.
Action: Improve / Replace T: ⚫ Roofer L: Roof
Notes: Service Recommended – Issue(s) should be further evaluated by a qualified professional. If left as is, this could impact performance and/or reliability.
Exterior
Deck Supports:
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Issue: Insufficient Bearing/No Bolts
Action: Improve / Secure T: 🟠 Ext-Envelope L: Exterior
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Action: Improve / Secure T: 🟠 Ext-Envelope L: Exterior
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Wiring West Side:
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Issue: Exposed
Action: Improve / Protect T: 🟡 Electrical L: Exterior
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Action: Improve / Protect T: 🟡 Electrical L: Exterior
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Attic
The Hatch (Scuttle) Entry:
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Issue: Missing Insulation / Unsealed
Action: Improve / Insulate T: 🟣 Insulation L: Bedroom Closet
Notes: Attention – Issue(s) should be addressed in a timely manner. Conditioned air leakage into the attic can lead to condensation issues and attic rain.
Action: Improve / Insulate T: 🟣 Insulation L: Bedroom Closet
Notes: Attention – Issue(s) should be addressed in a timely manner. Conditioned air leakage into the attic can lead to condensation issues and attic rain.
the
summary
Attic (cont.)
Batt Insulation:
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Issue: Fallen / Exposed Drywall
Action: Improve / Secure T: 🟣 Insulation L: Attic
Notes: Service Advised – Issue(s) may impact performance and could result in condensation formation. Lets keep the areas between the conditioned living space and the attic well insulated.
Action: Improve / Secure T: 🟣 Insulation L: Attic
Notes: Service Advised – Issue(s) may impact performance and could result in condensation formation. Lets keep the areas between the conditioned living space and the attic well insulated.
Bathroom
Steam Generator(s):
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Not Inspected
Reason: Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.
Reason: Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.
Mechanical
Boiler Condensate Line:
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Issue: Leaking
Action: Further Evaluate/Service T: 🔵 Plumbing L: Mechanical Room
Notes: Attention – Issue(s) should be addressed in a timely manner. Actively leaking below boiler.
Action: Further Evaluate/Service T: 🔵 Plumbing L: Mechanical Room
Notes: Attention – Issue(s) should be addressed in a timely manner. Actively leaking below boiler.
Humidifier:
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Issue: Calcified Filter
Action: Replace Filter / Service T: 🟢 HVAC L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep.
Action: Replace Filter / Service T: 🟢 HVAC L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep.
Boiler Waterline Connections:
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Issue: Signs of a past leak
Action: Further Evaluate T: 🔵 Plumbing L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Let’s get these waterline connections looked at.
Action: Further Evaluate T: 🔵 Plumbing L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Let’s get these waterline connections looked at.
the
summary
Mechanical (cont.)
Plumbing Waterline Connections:
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Issue: Signs of Past Leaks
Action: Further Evaluate T: 🔵 Plumbing L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Service advised.
Action: Further Evaluate T: 🔵 Plumbing L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Service advised.
Circulation Pump Valve:
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Issue: Signs of a past leak
Action: Further T: 🔵 Plumbing L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Let’s get this circulation valve evaluated by the Pro’s.
Action: Further T: 🔵 Plumbing L: Mechanical Room
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Let’s get this circulation valve evaluated by the Pro’s.
AC Circuit Breaker:
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Issue: Improper Breaker Size
Action: Replace T: 🟡 Electrical L: Mechanical Room
Notes: Service Advised – Issue(s) may impact performance. AC requires 45A Breaker. Only a 30A breaker installed. Wire is appropriately sized. Nuisance tripping may occur when breaker is this undersized.
Action: Replace T: 🟡 Electrical L: Mechanical Room
Notes: Service Advised – Issue(s) may impact performance. AC requires 45A Breaker. Only a 30A breaker installed. Wire is appropriately sized. Nuisance tripping may occur when breaker is this undersized.
Panel Fasteners:
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Issue: Missing / Stripped
Action: Improve T: 🟡 Electrical L: Mechanical Room
Notes: Unsafe Condition – Hazard(s) present; address without delay. Panel front on main panel is dangerously loose as the screws that are installed are all stripped. Replace screws immediately.
Action: Improve T: 🟡 Electrical L: Mechanical Room
Notes: Unsafe Condition – Hazard(s) present; address without delay. Panel front on main panel is dangerously loose as the screws that are installed are all stripped. Replace screws immediately.
A/C Air Conditioner :
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Not Inspected
Reason: Weather Related: Inspection was limited due to weather conditions that prevented full access or accurate evaluation.
Reason: Weather Related: Inspection was limited due to weather conditions that prevented full access or accurate evaluation.
Roof
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Report Legend
Explains reports symbols.
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Roof Observations - Material
Reviewing condition, flashings, drainage flow, debris, & intrusion points. See also Insurance Section. Concrete Roof Tiles.
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Roof Observation
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Roof Observation
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Gutter(s) -Trough(s)
Inspected for debris, drainage flow, interior condition and visible standing water.
Soffit(s) & Fascia(s)
Attn. given to ventilation openings, attachment, clearance & visible staining or obstructions.
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Roof
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Overview Roof / Property
Survey performed to visually document roof coverings & associated components.This includes material condition, install, flashing, penetrations, drainage paths, & anomalies. See also Insurance Section.
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Roof Side View 1
In our planning & preparation for our aerial inspections, we typically use the transect method where we fly a GRID.
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Roof Plumbing Stack
A part of a network that allows air to enter a plumbing system to maintain proper pressure. Although it is common to see plumbing stack vents in this condition we recommend installing a vent stack extension as required to keep the stack at least 6” above the roof plane to prevent snow cover.
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Fireplace Vent
Responsible for exhausting wasted combustion.
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Roof
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Drip Edge Flashing
Used at the edges of the roof to keep water away from your fascia & protect bottem edge of roof sheathing.
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Roof
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Fascia
Signs of water leaking between the fascia and eavestrough. Recommend sealing connections at downspouts and repairing broken roof tiles, of which there are a number above the Garage.
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Support Photo
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Roof
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Gram-Shot
We’ve included a couple additional drone shots to provide a broader perspective of the property and its surroundings. These images offer a unique vantage point, showcasing the property’s placement within the neighborhood, nearby features, and the overall landscape.
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Gram-Shot ⭐️
❤️
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Roof
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⚠️ Roof General Observations
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Roof
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The Roof Baseline O.W.L
𝗥𝗼𝗼𝗳 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Roof components are reviewed for presence, general condition, visible damage, and basic performance characteristics where applicable. This includes commonly accessible roofing materials, flashings, roof penetrations, drainage features, and visible edges and transitions. The review focuses on observable conditions from accessible vantage points and does not include destructive testing or prediction of remaining service life. |
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Exterior
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Report Legend
Explains reports symbols.
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Exterior Entry Door(s)
Inspected for condition, glazing, sealing, flashing, alignment & operation.
Window(s) & Trim-Casing
Reviewed for glazing, condition, cracking, flashing, gaps & sealant deterioration.
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Exterior Outlet(s).
Inspected for safety, GFCI presence (using a standard plug tester.)
Exterior Faucet(s)
Inspected for location, flashings, sealant, operability, anti-siphon & leakage.
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Additional Vent(s)
⠀⠀⠀⠀⠀⠀⠀⠀
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Exterior
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Foundation / Structure
Inspected for flaking, cracking, displacement, moisture indicators & visible movement.
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⚠️ SLOPE & Grade Management
Proper grading should slope away from the foundation, not remain flat or create negative slope that directs water toward the property. Watch for heaving, settling, and high or low spots that can trap moisture near walls. Ensure downspouts discharge well away from the structure and that gutters are level and draining correctly. Poor alignment or overflow can erode soil over time, increasing the risk of moisture intrusion and foundation movement.
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Exterior
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Drainage System(s)
Inspected for discharge location, flow, secure connections, blockage, slope & conditions directing water away from the structure.
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Site Grading
Should drop a minimum of 6" every 10 feet away from the home. See also Insurance Section.
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Grading & Drainage Baseline
Inspection of grading, pathways, flatwork, and drainage focused on visible slope, surface condition, and water flow around the structure. Limited to observable conditions at time of inspection.
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Exterior
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Focus Feature Page
These are photos related to the same component or system.
Gas Meter(s) ⠀⠀
Observed for secure mounting, clearance, corrosion, regulator condition & visible gas line connections.
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Electrical Service Meter(s)
Observed for presence, secure mounting, cover condition, clearances, conduit connections & visible service wiring concerns.
Electrical Entry.
Observations include service attachment, drip loop, clearance & visible damage or corrosion
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Power Down, Save Up.
To boost energy efficiency, switch to LED lighting and turn off lights when not in use. Use ceiling fans and set thermostats a few degrees higher in summer and lower in winter. Unplug electronics when not in use and choose ENERGY STAR® appliances. Lower your water heater to 120°F and insulate hot water pipes. Keep filters clean and schedule regular maintenance on heating and cooling systems.
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Exterior
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Focus Feature Page
These are photos related to the same component or system.
AC Data Plate(s)
Unit detail(s). See also Insurance Section.
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AC Disconnect(s) ⠀⠀
Air Conditioner Unit(s)
Inspected for mounting, clearances, visible condition, line insulation & operational indicators.
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Overview Air Conditioner(s)
Routine AC maintenance includes cleaning the condenser coil, confirming the unit is level and secure, checking refrigerant line insulation, ensuring the disconnect is accessible, and verifying proper airflow at the exterior unit. Filters should be replaced regularly, vegetation kept clear, and unusual noise or vibration monitored to help extend equipment life and maintain efficiency.
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Exterior
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Focus Feature Page
These are photos related to the same component or system.
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Overview Deck
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The Deck Baseline
Visually inspected structural components including posts, beams, and joists for condition & movement. Looking for ledger attachments & visible flashing at the house connection. Assess decking boards for deterioration or damage, & review guardrails & stairs for stability & general safety.
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Exterior
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Focus Feature Page
These are photos related to the same component or system.
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Balcony Surface Material
Inspected to assess material condition, slope, surface wear & signs of damage,
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The Balcony Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes the walking surface, guardrails, drainage, and visible structural connections. Accessible areas are checked for cracking, corrosion, rot, loose fasteners, and signs of water intrusion or improper slope. The review is limited to observable conditions without load testing, removing finishes, or evaluating concealed waterproofing or structural components.
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Exterior
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Exterior
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Exterior
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The Exterior Baseline
𝗘𝘅𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Exterior components and finishes are reviewed for presence, general condition, visible damage, and basic operation where applicable. This includes commonly accessible elements such as exterior walls and cladding, doors and windows, trim and sealants, decks, steps, railings, porches, balconies, and visible foundation surfaces. Drainage features, surface grading, and other exterior elements that may affect moisture management and overall performance are also visually reviewed where present. |
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Garage
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Report Legend
Explains reports symbols.
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Garage Overhead Door Motor(s)
Review focused on the support mount, basic operation, safety & visible indicators affecting function.
Garage Safety Track Sensor(s)
Observations included sensor presence, alignment, height & response during basic operational testing.
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Garage Overhead Door(s)
Attention given to door panels, tracks, hardware, balance, & general operation. See also Insurance Section.
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Garage
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Garage Weather Stripping
Protects the garage from weather-related intrusion & improves the overall insulation.
Name of Component (G)
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Garage Door Wall Control
Don't forget to ask the seller to leave behind the remote(s). The average lifespan of a motor is 10-12 years.
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Garage Hose Bib
Good for cleaning up a dirty garage! Don't forget to bleed & turn off in the winter months.
Garage Man Door
Entry Point. Tested for self closing operation.
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Garage Outlets
Tested for anomalies.
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Garage
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Drywall
Used to form & clad the interior walls of houses.
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Garage Floor
Visually inspected for cracking, de-lamination, honeycombing & other common issues. Keep'er clean & free of debris.
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Garage Spring & Safety Pull
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
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Garage Heater(s)
Observations directed at operation, support mount, combustable clearances, safety, venting & other common issues.
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The Garage Heater Baseline
Garage Heater – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱The garage heater was inspected for its presence, general condition, visible damage, and basic performance characteristics where applicable. This included checking the heater’s exterior, controls, ventilation, and any visible connections or wiring. The inspection focused on observable conditions from accessible vantage points and did not include disassembly or prediction of remaining service life. |
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Garage
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⚠️ Garage General Notes
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Garage
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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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The Garage Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes wall and ceiling finishes, visible framing, overhead door assemblies, fire separation elements, service doors, and accessible electrical components. Accessible areas are checked for moisture damage, staining, cracks, corrosion, pest activity, and improper storage or clearance to combustibles. The review is limited to observable conditions without operating door openers, moving stored items, or evaluating concealed structural, electrical, or fire-resistance assemblies.
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Attic
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| A BACK TO SUMMARY |
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Report Legend
Explains reports symbols.
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Support Photo
Top of hatch.
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Sheathing / Roof Decking
Observations include material type, fastening pattern, visible sagging or deflection, moisture staining, delam & signs of past or active deterioration.
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Insulation - Depth
Observations included insulation depth, vapour barrier presence, coverage consistency, & visible gaps. See also Insurance Section. R50 installed.
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Attic
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Attic Hatch Weatherstrip
Applied on either the trim or the hatch for a consistent thermal seal. Replace every couple years.
Attic Hatch Skirt
Also known as the hatch box. This type of surround is built as a sort of insulation STOP. To prevent insulation from falling out.
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Attic Bath Vents
Insulated. Good to see!
Soffit Stops
Protects ventilation from soffits from being covered by insulation.
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Insulation
Attic insulation was disturbed and compressed in a few locations. Recommend re-distributing attic insulation for optimal performance.
Support Photo
Insulation reduced in some areas from an R50 to an R30.
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Insulation
For maximum energy efficiency, attics should be sealed, insulated, & well ventilated.
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Attic
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⚠️ Attic General Notes.
1. Structure: Surface variation as seen from hatch entry. Typical for age of property.
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Attic
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The Crown’
The roof structure of a home is composed of several critical elements. Rafters and trusses, made from wood or metal, form the skeleton of the roof, supporting the outer layers and shaping the roof’s slope and style. Sheathing, typically plywood or OSB, is attached to the rafters/trusses, providing a base for roofing materials. Underlayment, a water-resistant layer, is placed over the sheathing for added protection against moisture. The roof covering, which can be shingles, tiles, metal, or other materials, serves as the outermost barrier against weather elements. Flashing is used around vents, chimneys, and valleys to prevent leaks, and gutters are installed to channel water away from the structure.
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The Attic Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes visible roof framing, sheathing, insulation, ventilation components, attic access, and observable wiring or mechanical penetrations. Accessible areas are checked for moisture staining, microbial growth, pest activity, displaced or compressed insulation, and improper ventilation. The review is limited to observable conditions without moving insulation, dismantling components, or evaluating concealed framing, wiring, or roof coverings.
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Interior
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| I BACK TO SUMMARY |
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Report Legend
Explains reports symbols.
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Outlet(s)
Inspected for operation, secure mounting, polarity, grounding, cover condition & visible wiring concerns.
Interior Light(s)
Inspected for operation using normal switching procedures & visible deficiencies.
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Interior Door(s) ⠀
Attention given to alignment, operation, hardware, hinges, latching, & indicators affecting use.
Door Hinge.
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Interior Window(s) ⠀
Observations included glazing, operation, seals, & conditions affecting performance.
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Interior
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General Ceilings / Walls
Visually examined for common defects.
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General Flooring
Visually examined for common defects.
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About Humidity’
Maintaining proper indoor relative humidity in winter is crucial to health and comfort. Cold air holds less moisture, leading to dry indoor air when heated. Optimal indoor humidity (30-50%) prevents respiratory issues, dry skin, and damage to wood furnishings. Balancing it with outdoor temperature prevents condensation on windows and mold growth, ensuring a healthy and comfortable living environment.
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Interior
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Fireplace(s)
Review focused on fuel type, structure, visible chimney/venting, flue, firebox, damper operation, and potential safety hazards.
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The Fireplace Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes the fuel type, firebox, hearth, mantel, damper, and visible portions of the chimney and flue. Accessible areas are checked for soot accumulation, creosote buildup, cracks, or moisture intrusion. The review is limited to observable conditions without dismantling components or conducting internal chimney inspections.
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Interior
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Focus Feature Page
These are photos related to the same component or system.
Smoke - CO Detector(s).
Visually inspected for presence, placement, condition & power source. See also Insurance Section. Expire 2033
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Carbon Monoxide Test(s)
Used to detect colorless, Odourless, & tasteless flammable gas. Spot checks performed in high-risk areas.
Moisture Meter Instrument
Used to measure the % of water in a given product. X10 Spot checks performed.
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Safety First
Smoke and carbon monoxide alarms are essential life safety devices. Install smoke alarms in bedrooms, outside sleeping areas, and on every level. Install CO monitors outside sleeping areas and on each level near fuel burning appliances and attached garages.Test monthly. Replace batteries yearly. Replace units every 7 to 10 years.Keep fire extinguishers accessible in the kitchen, garage, and near mechanical equipment.
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Interior
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On the way out
All items tested & operated during this inspection were returned to their prior settings & positions. Windows, doors, locks, switches, and appliances are restored to their original condition, and reasonable efforts are made to tidy and leave the home as it was found at the time of inspection.
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Stats set back
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Stove / Oven Off
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Dishwasher Off / Open
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Interior
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Interior
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The Interior Baseline
𝗜𝗻𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Interior components and finishes are reviewed for presence, general condition, visible damage, and basic operation where applicable. This includes commonly accessible areas and systems such as entry spaces, walls, ceilings, floors, trim, doors, windows, stairs, electrical components, lighting, life safety devices, heating and cooling distribution elements, and other visible interior features typically found within the living space of the home. |
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Interior
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Focus Feature Page
These are photos related to the same component or system.
Thermal Heat Supply
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Thermal Ceilings
Thermal Wall(s)
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Thermal Window(s)
Thermal Door(s)
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Hot Water Thermal
Thermal P-Trap(s)
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Interior
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Thermal Dryer(s)
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Thermal Toilet(s)
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Interior
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Storage Room Heater Thermal
Hydronic heater locsted in the storage room below the Primary Bedroom.
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Thermal Garage Ceilings
Scanned for anomlaies. No signs of moisture intrusion into the Garage below broken roof tiles.
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Interior
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Thermal Infloor Front Entry
Thermal Infloor Garage
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Thermal Infloor Primary Bath
Thermal Infloor Basement
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Thermal Infloor Basement
Thermal Infloor Basement
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Thermal Infloor Basement
Thermal Infloor Manifold
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Interior
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Thermal Stove
Thermal Oven
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Thermal Dishwasher
Thermal Fridge/Freezer
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The Thermal Baseline
Observervations of surface temperature variations that may indicate areas of heat loss, moisture intrusion, or abnormal electrical or mechanical conditions where accessible. The review is limited to visible thermal patterns on exposed surfaces and does not determine the exact cause of temperature differences. Findings are influenced by environmental conditions, building materials, and time of day. This review does not include destructive testing, internal wall inspections, or verification of concealed components, and is limited to observable conditions at the time of inspection.
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Interior
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Routine Maintenance Pays
This video is provided as a helpful reference to support everyday home care & maintenance. It highlights simple steps that can reduce common problems & may help avoid unnecessary repairs or expenses over time. Watching this video may make it easier to understand the small actions that help keep a home running smoothly.See video |
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Kitchen
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| K BACK TO SUMMARY |
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Report Legend
Explains reports symbols.
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Kitchen Outlet(s)
Inspected for secure mounting, GFCI protection, polarity, grounding, cover condition & visible wiring concerns affecting safe use.
Microwave(s) ⠀
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Refrigerator(s)
Inspected for operation, temperature control, door seal condition, water line connections, drainage, and general installation.
Dishwasher(s)
Inspected for operation, mounting, drainage & leakage indicators during short cycle.
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Stovetop(s) / Cooktop(s)
Inspected for basic operation, burner function, surface condition & safety concerns.
Oven(s)
Inspected for operation, interior condition, door sealing & visible safety concerns.
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Kitchen
52
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Hood Fan(s) / OTR
Attention was given to general operation, connections, & ventilation path where visible.
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Kitchen Faucet(s), Sink(s) & Drain(s)
Reviewed, focused on operation, temperature, mounting, drainage, odors & leakage indicators.
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Kitchen P-Trap(s)
Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
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Kitchen
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53
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Garborator / Sinkorator
Inspected for deficiencies using normal operating procedures. visually inspected to assess function, mounting, electrical connection, discharge piping, and signs of leaks, noise, or vibration.
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The Garb.
A Garbage Disposal, AKA the Garburator, is an electric device installed under a kitchen sink. It shreds food waste into small pieces to pass through plumbing. Maintenance includes running cold water during use, avoiding fibrous or hard waste, and cleaning with ice cubes or vinegar for freshness. Safety tips: Never insert hands or objects when it's on; use tongs for removals. Proper use and regular cleaning prevent clogs and extend its lifespan, ensuring efficient waste management in your kitchen.
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Kitchen
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54
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Kitchen
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55
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The Kitchen Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes cabinetry, countertops, sinks, faucets, visible plumbing connections, built-in appliances, wall and ceiling finishes, and accessible electrical outlets. Accessible areas are checked for leaks, staining, loose or damaged finishes, improper clearances, and signs of moisture intrusion. The review is limited to observable conditions without moving appliances, dismantling components, or evaluating concealed plumbing, electrical, or ventilation systems.
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The Laundry Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes cabinetry, countertops, sinks, faucets, built-in appliances, visible plumbing connections, wall and ceiling finishes, and accessible electrical receptacles. Accessible areas are checked for leaks, staining, loose or damaged finishes, improper clearances, and signs of moisture intrusion. The review is limited to observable conditions without moving appliances, dismantling components, or evaluating concealed plumbing, electrical, or ventilation systems.
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Laundromat
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Report Legend
Explains reports symbols.
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Laundry Washer Machine
Reviewed, focused on plumbing connections, hoses, drains, seals & visible leakage.
Inside The Washer
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Laundry Dryer(s).
Attention given to operation, temperature variance, vent connections & lint accumulation.
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VENT - VENT - VENT
Door & drawer OPEN to let moisture escape & prevent organic growth.
RISK Reduction
Check behind the washer for leaks regularly, and shut off the water when away on vacation.
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Laundromat
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Focus Feature Page
These are photos related to the same component or system.
Laundry Faucet(s) & Sink(s)
Reviewed, focused on operation, temperature, mounting, drainage, odors & leakage indicators.
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Sink Drain(s)
Water Shut-off(s) ⠀⠀⠀
Inspected for leaks & other common issues.
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Laundry P-Trap(s)
Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
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Laundromat
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Bathroom
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Report Legend
Explains reports symbols.
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Bathroom Outlet(s)
Tested for anomalies.
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Overview Shower / Bathtub
Focused on fixtures, connections, operation, overflows & surrounds.
Plumbing Floor Drain(s)
Observations included drainage flow, blockage signs, backups, odors & leakage indicators.
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Bathroom Water Faucet(s)
Operated to assess function, flow, mounting, sealing & signs of leakage, corrosion, or wear.
Bathroom Sink Drain(s)
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Bathroom
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60
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Bathroom P-Trap(s)
Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
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Toilet(s)
Reviewed for stability, operation & visible leakage. X3 flush test per unit.
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Bathroom
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61
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General Ceilings / Walls
Visually examined for common defects.
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General Flooring
Visually examined for common defects.
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Bathtub & Surround(s)
Inspected for condition, secure installation, functional drainage, faucet operation, and visible signs of leaks, cracks, damage, or deteriorated sealant at accessible areas.
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Bathroom
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Focus Feature Page
These are photos related to the same component or system.
Steam Thermostat(s)
Set to test & restored to original settings.
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Steam Generator(s)
Observed for presence, mounting, connections, leakage indicators, controls & visible wiring or piping concerns. Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected
Steam Nozzle(s)
Observed for mounting, discharge condition, blockage indicators & surrounding surface condition.
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The Steam Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes wall and ceiling finishes, seating, door assembly, steam head location, and visible control components. Accessible areas are checked for moisture damage, staining, loose finishes, microbial growth, and improper sealing. The review is limited to observable conditions without operating the steam generator, removing finishes, or evaluating concealed waterproofing or ventilation systems.
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Bathroom
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Bathroom
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Bathroom Ventilation
Bathroom exhaust fans help remove excess moisture created during bathing and showering. Running the fan during use and for at least 15–20 minutes afterward helps reduce humidity, which can prevent condensation, microbial growth, peeling finishes, and moisture damage to walls, ceilings, and nearby materials. Regular use and periodic cleaning of the fan grille improve performance and indoor air quality.
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The Bathroom Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes cabinetry, countertops, sinks, faucets, visible plumbing, appliances, wall and ceiling finishes, and electrical receptacles. Accessible areas are checked for leaks, staining, loose or damaged finishes, improper clearances, and signs of moisture intrusion. The review is limited to observable conditions without moving appliances, dismantling components, or evaluating concealed plumbing, electrical, or ventilation systems.
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Mechanical
65
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Report Legend
Explains reports symbols.
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Electrical Panel(s) ⠀
Assessing breakers, wires, bond, 30" clearance, corrosion & damage. See also Insurance Section.
The Main AMP
Generally, this will shut down everything! Designed to interrupt a large amperage load. 200A.
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Hot Water Unit(s) ⠀
Attention was given to unit mounting, venting, safety components, temperature controls & visbile operation.
Hot Water Data
Unit detail(s). See also Insurance Section. Manufactured in 2022.
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The Main Heating Unit(s)
Observations included mounts, venting, ducts, filters, clearances & visible performance.
Heating Unit Data Plate
Unit detail(s). See also Insurance Section. Manufactured in 2021.
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Mechanical
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Furnace Filter
This protects parts like the blower from debris & particulates & should be changed often.
Support Photo
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A/C Air Conditioner
AC filters, coils, & fins require reg maintenance for the unit to function effectively throughout the years. Uses R410-A Refrigerant. Tol cold to run the AC today. Weather Related: Inspection was limited due to weather conditions that prevented full access or accurate evaluation.. Not Inspected
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Mechanical
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Heating Unit Shutoff ⠀⠀⠀
Observed for accessibility, labeling, secure mounting & operation affecting emergency shutoff capability.
Water Main Shutoff ⠀
Assessing valve operation & signs of leakage, corrosion, or damage. See also Insurance Section.
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Plumbing Waterlines
Inspected for support, connections, leaks & visible corrosion or damage. See also Insurance Section.
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Maintenance Advisory
Mechanical systems require routine homeowner maintenance and periodic observation for safe operation. This includes replacing heating system filters as recommended, keeping drains and condensate lines clear of debris, and periodically having sewer lines evaluated by a qualified contractor. Safety measures include maintaining domestic hot water at a safe temperature and installing locking or spring-loaded cover plates on critical controls to prevent accidental shutoff. Occupants should be familiar with all system shutoffs and label them clearly. Mechanical rooms should not be used for storage due to required clearance to combustibles. Homeowners should periodically check the mechanical room for calcification, minor leaks, corrosion, or unusual odors that may indicate developing issues.
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Mechanical
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Focus Feature Page
These are photos related to the same component or system.
More
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Rim Joist Example
The outer board capping floor joists. Inspected for damage, moisture, air leaks, insulation presence, and pest activity.
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Frost Wall
Frost Wall Example
A foundation wall below grade. Inspected for cracks, moisture intrusion, movement, and insulation/air sealing issues.
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Joist
These serve to provide stiffness to the subfloor sheathing & spread the load.
Beam
The structural element that primarily resists loads applied laterally.
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Mechanical
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69
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Stair(s) & Railing(s)
Attention was given to structure, rise/run consistency, landings, string if visible, handrails, & visible safety indicators.
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Stairs & Railings Baseline
Stairs & Railings – Areas Inspected Inspection of the stairs focused on accessible structural and safety conditions. This included treads, risers, stringers, landings, handrails, and guards where present. Components were reviewed for secure attachment, uniformity, damage, wear, and trip or fall hazards. The evaluation was limited to visible and accessible areas without dismantling components or assessing concealed structural elements. |
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Mechanical
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General Ceilings / Walls
Visually examined for common defects.
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Framing 101
Behind every wall is a framework — much like your own skeleton. Vertical studs form the bones, while cripples support around openings. King and jack studs work together to hold up headers over doors and windows, spreading the load. Top plates cap the walls and tie everything together, while bottom plates anchor it all to the floor. This unseen structure is critical to the strength, stability, and alignment of your home. Just like a healthy body depends on solid bones, your home depends on this framing to stand true. ⠀⠀⠀⠀⠀ ⠀ ⚠️ See also Insurance section for more details on your the structural specifications of this property.
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Mechanical
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71
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The 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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Inside HRV Unit(s)
Filters were full of debris.
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Mechanical
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72
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Boiler System
This manages the temperature of liquids circulating through an exchanger.
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Boiler Data Plate
This usually contains model & serial #. It also contains the birth date & other important info. Manufactured in 2022.
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Mechanical
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73
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Focus Feature Page
These are photos related to the same component or system.
Thermostat(s)
Set to test & restored to original settings.
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Circulation Pump(s)
Checked for operation, mounting security, vibration, leakage indicators & visible wiring or connection concerns.
Support Photo
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The Hydronic Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes the boiler or heat source, manifolds, visible piping, controls, and thermostats. Accessible areas are checked for leaks, corrosion, improper support, or signs of past moisture intrusion. The review is limited to observable conditions without dismantling components, pressure testing the system, or verifying internal piping integrity beneath finished surfaces.
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Mechanical
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Support Photo
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Glycol Reservoir
Commonly used in antifreeze formulations & applications. Monitor for level changes.
Expansion Tank
Used to protect excessive pressure.
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Support Photo
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Zone control
Visually examined for common defects.
Air Separator
Visually examined for common defects.
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Mechanical
75
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Hydronic Manifold(s)
Observed for mounting, valve condition, labeling, leakage indicators & visible piping connections.
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Support Photo
Garage Manifold.
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Mechanical
76
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Mechanical
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77
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Water Softener
Responsible for removing calcium & magnesium ions from hard water & replaces them with sodium ions.
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Low Voltage
Anything with 50 volts or less is considered low voltage.
Support Photo
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Radon Rough-In
This consists of a porous layer & a barrier beneath the slab & radon piping that extends from below the slab.
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Mechanical
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78
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Equipment Interface Module
Visually examined for common defects.
Ducting Damper (Multiple)
Responsible for regulating the flow of air inside a duct or chase.
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Fresh Air Damper
A device used to control the flow of fresh air into the home.
Support Photo
Electric Heater
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Air Make-Up
Designed to “make up” the air in the space that has been removed due to process exhaust fans.
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Mechanical
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79
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GFCI
Ground Fault Circuit Interrupter. Inspected for presence & function.
Arc Fault Circuit Interrupter
An AFCI detects the signature of loose connections in home wiring.
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Surge Protector
In charge of preventing dangerous or excessive amounts of current or a short circuit in an electrical conductor.
Ground Wire
Serves as an alternate path for the current to flow back to the source. Terminates below the slab. Unable to confirm connection.
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Inside Electrical Panel
PLEASE, never remove the panel cover to access the breaker. Leave this to the pros.
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Mechanical
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80
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Support Photo
Max Breaker size is a 45A Breaker.
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Aluminum Wire
Larger Gauge Wiring properly terminated with anti-oxidation paste.
Support Photo
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Mechanical
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81
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Sub Panel
These are smaller service panels that distributes power to a specific area of the home.
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Inside Sub Panel
Visually examined for common defects.
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Mechanical
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82
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The Mechanical Baseline
𝗠𝗲𝗰𝗵𝗮𝗻𝗶𝗰𝗮𝗹 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Mechanical components and systems are reviewed for presence, general condition, visible damage, and basic operation where applicable. This includes commonly accessible heating, cooling, and ventilation equipment, water heating equipment, visible piping and ductwork, pumps, valves, and associated controls. Supporting components and other mechanical features typically found within the home are also visually reviewed where present. 𝗦𝘁𝗿𝘂𝗰𝘁𝘂𝗿𝗲 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱 Structural components are reviewed for presence, general condition, and visible signs of damage or movement where applicable. This includes commonly accessible foundation surfaces, framing elements, beams, posts, columns, load-bearing walls, and other visible structural features. The review focuses on observable conditions within accessible areas and does not include engineering analysis or invasive evaluation. |
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Mechanical
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⚠️ Mechanical General Notes
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the
insurance
| Safety Overview | |
| Site Limitations | ⚠️ Visibility - Access - Height |
| Inspection Type | ◻️ Pre-Listing Inspection (non-exhaustive) |
| Property Vacancy | ◻️ Occupied & Furnished (restrictive) |
| Smoke & CO | ◻️ Compliant: installed, placed & functional |
| Egress Windows | ◻️ Location: All Bedroom(s): Present |
| Stairs & Handholds | ◻️ Structure: Functioning as Intended |
| Roof System | |
| Method of Inspection | ◻️ Ladder at edge & drone |
| Roofing Surface | ◻️ Material: Concrete Tile - Age: Unknown |
| Drainage Path | ◻️ System: Trough & Downspouts |
| Ventilation System | ◻️ Ridge Vent(s) & Soffit |
| Exterior Overview | |
| Cooling Type(s) | ◻️ Location: Sideyard - Unit: A/C - Age:2022 |
| Main Fuel Shutoff | ◻️ Location: Side Yard |
| Envelope Cladding | ◻️ Material: Fiber Cement & Stone Veneer |
| Steps & Guards | ◻️ Materials: Concrete Stairs & No Railing |
| Barriers & Walls | ◻️ Material: Not Present / Not Applicable |
| Grade & Ground Cover | ◻️ Terrain: Steep - Uneven |
| Hardscape Surfaces | ◻️ Material: Paths: Concrete - Drive: Asphalt |
| Garage Systems | |
| Fire Seperation | ◻️ Proper: Seperation intact & continuous |
| Safety Auto Reverse | ◻️ Status: Functioning as intended |
| Heating Equipment | ◻️ Unit: Radiant Hydronic |
| Attic System | |
| Hatch & Insulation | ◻️ Location: Bedroom - Mat: Blown-In |
| Sheathing & Poly | ◻️ Material: OSB - Vap Barrier: Present (ltd vis) |
the
insurance
| Interior Overview | |
| Thermostat Location | ◻️ Location: Multiple Locations: Restored |
| Walls & Ceilings | ◻️ Material: Drywall |
| Flooring Surfaces | ◻️ Material: Hardwood - Tile - Carpet |
| Other Features | ◻️ Type: NG Fireplace |
| Kitchen & Bathroom | |
| Safety - GFCI’s | ◻️ Location: Kitchen: Present - Bath: Present |
| Ventilation System | ◻️ Type: Range Hood: to EXT. - B-Fan: Present |
| Laundry Specs | ◻️ 220V - Vent: Flex - Water: Rubber |
| Mechanical System | |
| Heating Unit(s) | ◻️ Type: HE Furnace / Forced Air - Age:2022 |
| Heating Fuel Source | ◻️ Type: Natural Gas - Primary |
| Water Heater Unit | ◻️ Type: Indirect Tank - Age: Unknown (2022?) |
| Water Heating Fuel | ◻️ Type: Natural Gas (Boiler) - Primary |
| Plumbing System | ◻️ Public Water: PEX/Copper - City Sewer: ABS |
| Water Main Shutoff | ◻️ Location: Mechanical Room |
| Back Flow Valve | ⚠️ Installation: Unknown |
| Electrical Service | ⚠️ Entry: Underground - Material: Unknown |
| Service Disconnect | ◻️ Location: Not Present |
| Main Panel Interior | ◻️ Location: Mech Room - Ground: Unknown |
| Electrical System | ◻️ Service: 200 AMP - Branch: Copper |
| Structure System | |
| Roof Structure | ◻️ Type: Engineered Truss |
| Exterior Wall System | ◻️ Type: Wood Studs |
| Structure System | ◻️ Type: Engineered Joist & Beam |
| Foundation System | ◻️ Type: Poured Concrete |
| Structural Observ. | ◻️ Notes: Minor settlement |
the
playbook
Twenty20 & Co Inc
You’ll find tips & tricks on maintenance, recalls, cleaning, preparing your property for sale, dealing with difficult neighbours & more.
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