12 Wolf Hollow Road SE

Twenty20 & Co Inc

12 Wolf Hollow Road SE May 4, 2026 at 1:02pm MDT

May 1, 2026

"Designed to tell the real story."

the summary

⚠️ Tap Here

the insurance

⚠️ Property Specs

the

	May 1, 2026
	12 Wolf Hollow Road SE Calgary, Alberta
	Attached (TOWN)
	Partly Sunny 14°
	Client
	Adam Griffin
	Dan Borslein 12 Wolf Hollow Road SE dborslein@gmail.com 4035825812
	N/A
	11:54AM Start Time

the

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."

the

thank you	5
disclaimer stuff.	6
icons & legends	7
the summary	8
Roof	12
Exterior	18
Garage	25
Attic	28
Interior	31
Kitchen	42
Laundromat	48
Bathroom	50
Mechanical	55
the insurance	64
the playbook	66
72 seconds	67

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,

Adam Griffin

4039933554
adamgriffin112233@gmail.com

disclaimer

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 &

	*It’s a snap! Here are some key terms you’ll see throughout.*
Iconography	Used for clarity.
	Immediate Attention
	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

Roof

Fascia: 🔎 Issue: Damage / Missing
Action: Install &/or Replace T: 🟠 Ext-Envelope L: Front Elevation
Notes: Service Advised – Issue(s) may impact performance.

⚠️ Roof General Observations: 🔎
L: Click Here

Exterior

Window(s) (BASEMENT): 🔎 Issue: Pooling / Flood Risk
Action: Further Evaluate / Repair T: 🟠 Ext-Envelope L: Rear Lower
Notes: Immediate Attention – Issue(s) are critical or unsafe; corrective action required. This may result in significant damage and/or injury if not addressed. Pooling after rain/snow as per homeowner.

Exterior Entry Door(s): 🔎 Issue: Damage / Marked
Action: Clean / Repair / Maintain T: 🟠 Ext-Envelope L: Front Entry
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

Exterior Faucet(s) : 🔎 Issue: Unsecured / Loose
Action: Repair / Monitor T: 🔵 Plumbing L: Sideyard
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

HVAC Utility Vent(s): 🔎 Issue: Unsecure / Loose
Action: Improve / Secure T: General L: Sideyard
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

the

Exterior (cont.)

Additional Vent(s): 🔎 Issue: Damage / Deteriorated
Action: Repair &/or Replace T: 🟠 Ext-Envelope L: Sideyard
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.

Foundation / Structure: 🔎 Issue: Hairline / Small Crack(s)
Action: Seal / Repair / Monitor T: 🟠 Ext-Envelope L: Front Yard
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

⚠️ Exterior General Notes : 🔎

Garage

⚠️ Garage General Notes : 🔎

Attic

Attic Hatch Weatherstrip : 🔎 Issue: Missing / Not Present
Action: Install &/or Replace
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed. Insulation missing behind weatherstrip.

the

Interior

General Flooring : 🔎 Issue: Uneven / Gap / Separation
Action: Further Evaluate / Repair T: Flooring Spec L: Basement
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.

Kitchen

Stovetop(s) / Cooktop(s): 🔎 Issue: Dirty / Stain
Action: Clean / Maintain
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

Kitchen P-Trap(s): 🔎 Issue: Active Leak / Risk
Action: Improve / Repair T: 🔵 Plumbing L: Main Kitchen
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

⚠️ Kitchen General Notes : 🔎

Laundromat

Inside The Dryer : 🔎 Issue: Dirty / Lint Build-Up
Action: Clean / Maintain
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

⚠️ Laundry General Notes : 🔎

the

Bathroom

General Flooring : 🔎 Issue: Crack(s) / Shrinkage
Action: Clean / Repair / Maintain T: 🟤 Interior Fin L: Master Bed
Notes: Attention – Issue(s) should be addressed in a timely manner. Further consequences may occur if not rectified.

⚠️ Bathroom General Notes : 🔎

Mechanical

General Flooring : 🔎 Issue: Crack(s) / Shrinkage
Action: Seal / Repair / Monitor T: General L: Mechanical room
Notes: Observation – A small crack was observed in the basement. Cracks can allow soil gases, including radon, to enter the home. Sealing is recommended to help reduce potential gas and moisture intrusion.

⚠️ Mechanical General Notes: 🔎

Roof

R BACK TO SUMMARY		Report Legend Explains reports symbols.
		Roof Observations - (1) Reviewing condition, flashings, drainage flow, debris, & intrusion points. See also Insurance Section. Roof Observation - (2) ⠀ ⠀
		Roof Observation - (3) ⠀ ⠀ ⠀ Roof Observation - (4) ⠀ ⠀ ⠀
		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.

Roof +

		Fascia Forms the outer surface of the roof's edge. Usually what the gutter or trough is attached to. Damage / Missing. Install &/or Replace.
		Support Photo A section of fascia is missing at the roof edge, likely due to wind damage. This creates an opening that can catch wind-driven rain and allow water intrusion into the soffit/roof assembly. Recommend prompt repair to reduce the risk of moisture damage.

Roof +

		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.
		Overview Roof (2) ⠀
		Overview Roof (3) ⠀
		Overview Roof Utilitie(s) Visually inspected for secure mounting, proper sealing, venting, clearances, and signs of damage, leakage, or improper installation.

Roof +

		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.
		Gram-Shot ⭐️ ❤️

Roof +

1. Surface Materials: Visible wear consistent with climate and exposure.

2. Sealants: Boots and penetrations exhibiting shrinkage and deterioration typical for the homes exposure.

3. Gutters/Drains: Debris accumulation noted, which can eventually impede flow if not cleaned regularly.

4. Hidden Areas: Fascia, soffit, and decking under roofing material cannot be fully viewed; inspection limited to visible areas and attic access.

5. Roof Utilities: Vents, exhausts, and other rooftop items show surface wear and weathering consistent for age.

End Statement: Routine maintenance and inspections are recommended, including cleaning gutters and reviewing roof materials from inside the attic. Seasonal or annual tune-ups are encouraged to replace damaged or aging segments, especially before colder months, to help preserve overall roof condition.

Roof +

The Roof Baseline O.W.L

𝗥𝗼𝗼𝗳 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Roof 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.

Exterior

E BACK TO SUMMARY		Report Legend Explains reports symbols.
		Exterior Entry Door(s) Inspected for condition, glazing, sealing, flashing, alignment & operation. Damage / Marked . Clean / Repair / Maintain. Window(s) (BASEMENT) Reviewed for glazing, condition, cracking, flashing, gaps & sealant deterioration. Pooling / Flood Risk. Further Evaluate / Repair.
		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. Unsecured / Loose. Repair / Monitor.
		HVAC Utility Vent(s) Inspected for installation, fittings, clearances, penetrations & sealant condition. Unsecure / Loose. Improve / Secure. Additional Vent(s) ⠀⠀⠀⠀⠀⠀⠀⠀ Damage / Deteriorated. Repair &/or Replace.

Exterior +

		Cladding / Material(s) Inspected for cracks, gaps, clearance from grade, installation & surface deterioration. See also Insurance Section.
		Foundation / Structure Inspected for flaking, cracking, displacement, moisture indicators & visible movement. Hairline / Small Crack(s). Seal / Repair / Monitor.
		⚠️ 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.

Exterior +

		Drainage System(s) Inspected for discharge location, flow, secure connections, blockage, slope & conditions directing water away from the structure.
		Exterior Pathway(s) Inspected for surface condition, levelness, cracking, trip hazards & drainage affecting safe use and water flow.
		Site Grading Should drop a minimum of 6" every 10 feet away from the home. See also Insurance Section.
		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.

Exterior +

		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.
		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
		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.

Exterior +

		Focus Feature Page These are photos related to the same component or system. Deck Material(s) ‎
		Overview Deck 1 ‎ Overview Deck 2 ‎
		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.

Exterior +

⚠️ Exterior General Notes

1. Cladding: Visible fading, discoloration, and general wear from exposure.

2. Trim / Sealants: Weathering consistent with age.

3. Windows: Exhibit wear and visible surface marks.

4. Doors/Thresholds: Surface wear, scratches, and finish deterioration.

5. Flatwork: Typical settlement, discoloration, and signs of wear from use.

6. Grade: High - Low spots, erosion, and signs of movement. Monitor for improper drainage.

7. Deck stairs loose and unsupported. Should be secured.

End Statement: Visible wear and deterioration should be addressed as part of routine maintenance. Homeowners are encouraged to walk the exterior periodically, monitor conditions, and take action if anything appears unusual.

Exterior +

The Exterior Baseline

𝗘𝘅𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Exterior 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.

Garage

G BACK TO SUMMARY		Report Legend Explains reports symbols.
		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.
		Garage Overhead Door(s) Attention given to door panels, tracks, hardware, balance, & general operation. See also Insurance Section.

Garage +

1. Slab: Surface discoloration and wear noted at garage floor consistent for age.

2. Driveway: Surface wear and weathering observed typical for age and exposure.

3. Walls: Normal wear and nail pops noted at garage walls and ceiling.

4. Overhead Door / Entry: Minor wear at hardware and weatherstripping.

5. Opener: Motor, chain, and rail system show normal operational wear.

End Statement: Routine maintenance and minor repairs are recommended as needed to help maintain condition and function.

Garage +

		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.
		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.

Attic

A BACK TO SUMMARY		Report Legend Explains reports symbols.
		The Hatch (Scuttle) Entry Visually inspected for insulation & signs of damage, gaps, or air leakage at the opening. Attic Hatch Weatherstrip ‎ Missing / Not Present. Install &/or Replace.
		Sheathing / Roof Decking Observations include material type, fastening pattern, visible sagging or deflection, moisture staining, delam & signs of past or active deterioration.
		Insulation - Depth Observations included insulation depth, vapour barrier presence, coverage consistency, & visible gaps. See also Insurance Section.

Attic +

⚠️ Attic General Notes.

1. Structure: Surface variation as seen from hatch entry. Typical for age of property.

2. Insulation: Minor disturbance and uneven coverage.

3. Sheathing: Surface discoloration and material variation noted.

4. Access: Hatch and surrounding area show wear consistent with normal use.

End Statement: Routine monitoring and maintenance recommended to help maintain or improve attic condition.

Attic +

		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.
		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.

Interior

I BACK TO SUMMARY		Report Legend Explains reports symbols.
		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.
		Interior Door(s) ⠀ Attention given to alignment, operation, hardware, hinges, latching, & indicators affecting use. Door Hinge. ‌
		Interior Window(s) ⠀ Observations included glazing, operation, seals, & conditions affecting performance. Window(s) & Operation Review for opening, closing, latching, seals, weep holes & screens. See also Insurance Section.

Interior +

		General Ceilings / Walls Visually examined for common defects.
		General Flooring Visually examined for common defects. Uneven basement floor noted with visible separation in LVP flooring. This is not typical for a new build and is considered a deficiency. Likely due to improper slab/subfloor prep. Recommend builder evaluation and repair, including levelling and reinstallation as required. Uneven / Gap / Separation. Further Evaluate / Repair.
		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.

Interior +

		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.
		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.
		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.

Interior +

		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.
		Stats set back ‎
		Stove / Oven Off ‎
		Dishwasher Off / Open ‎

Interior +

1. Walls/Ceilings: Visible wear ( knicks & dings ), discoloration, and minor surface imperfections consistent for age.

2. Flooring: Scuffs and surface variation typical of age and occupancy.

3. Baseboards/Casing: Scratches, blemishes and minor separation consistent with expansion & contraction.

4. Interior Doors: Hinges Slight alignment issues. ( Considered typical )

5. Interior Windows: Visible discoloration and evidence of past condensation. Maintaining proper ventilation and circulation is HIGHLY recommended.

End Statement: Routine maintenance and periodic inspections are recommended, including monitoring moisture-prone areas, ( Windows / Doors ) adjusting doors as needed, and improving ventilation to prevent future damage.

Interior +

The Interior Baseline

𝗜𝗻𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Interior 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.

Interior +

		Focus Feature Page These are photos related to the same component or system. Thermal Heat Supply ‎
		Thermal Ceilings ‎ Thermal Wall(s) ‎
		Thermal Window(s) ‎ Thermal Door(s) ‎
		Hot Water Thermal ‎ Thermal P-Trap(s) ‎

Interior +

		Thermal Dryer(s) ‎
		Thermal Toilet(s) ‎

Interior +

		Both fridges All showerheads
		All windows Interior and exterior walls
		Both stoves Additional windows
		Additional windows Sink drains

Interior +

		Basement wall heater Soft water and filtration
		On demand unit Main panel
		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.

Interior +

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

Kitchen

K BACK TO SUMMARY		Report Legend Explains reports symbols.
		Kitchen Outlet(s) ‎Inspected for secure mounting, GFCI protection, polarity, grounding, cover condition & visible wiring concerns affecting safe use. Microwave(s) ⠀ ‎
		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.
		Stovetop(s) / Cooktop(s) Inspected for basic operation, burner function, surface condition & safety concerns. Dirty / Stain. Clean / Maintain. Oven(s) Inspected for operation, interior condition, door sealing & visible safety concerns.

Kitchen

		Hood Fan(s) / OTR Attention was given to general operation, connections, & ventilation path where visible.
		Kitchen Faucet(s), Sink(s) & Drain(s) Reviewed, focused on operation, temperature, mounting, drainage, odors & leakage indicators.
		Kitchen P-Trap(s) Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion. Active Leak / Risk. Improve / Repair.

Kitchen +

		Kitchen Over-all A record of what was seen this day
		Support Photo

Kitchen +

1. Counter/B-splash: Visible wear at transitions and staining from use or cleaning.

2. Cabinetry: Doors, drawers, and boxes show wear, misalignment, and past moisture typical of storage and use.

3. Sink/Drain: Residue and slight odors.

4. Appliances: ALL require cleaning inside and out as part of normal upkeep.

End Statement: Regular maintenance, cabinet adjustments, and periodic resealing recommended.

Kitchen

		Kitchenette
		Kitchenette - Baseline Reviewed for presence, installation & overall condition where visible, including sink, faucet, cabinetry, appliances & GFCI outlets. Accessible areas are checked for concerns. Inspection is limited to visible conditions without appliance testing.

Kitchen +

		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.
		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.

Laundromat

L BACK TO SUMMARY		Report Legend Explains reports symbols.
		Laundry Washer Machine Reviewed, focused on plumbing connections, hoses, drains, seals & visible leakage. Inside The Washer ‌
		Laundry Dryer(s). Attention given to operation, temperature variance, vent connections & lint accumulation. Inside The Dryer ‌ Dirty / Lint Build-Up. Clean / Maintain.
		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.

Laundromat +

1. Surfaces: Walls, ceilings, and flooring show lint, scuffs, and minor moisture effects from routine use.

2. Appliances/Connections: Washer and dryer connections may loosen or shift with normal vibration.

3. Fixtures/Hardware: Valves, boxes, and trim show wear and may require periodic tightening.

4. Ventilation: Exhaust and air pathways may accumulate lint and need routine clearing.

End Statement: Maintain with routine cleaning, lint control, ventilation care, and periodic checks of connections and hardware.

Bathroom

B BACK TO SUMMARY		Report Legend Explains reports symbols.
		Bathroom Outlet(s) Tested for anomalies. Bathroom Extraction Fan(s) Observations included basic operation & airflow response using simple draw testing.
		Overview Shower / Bathtub Focused on fixtures, connections, operation, overflows & surrounds. Plumbing Floor Drain(s) Observations included drainage flow, blockage signs, backups, odors & leakage indicators.
		Bathroom Water Faucet(s) Operated to assess function, flow, mounting, sealing & signs of leakage, corrosion, or wear. Bathroom Sink Drain(s) ‎

Bathroom +

		Bathroom P-Trap(s) Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
		Toilet(s) Reviewed for stability, operation & visible leakage. X3 flush test per unit.

Bathroom +

		General Ceilings / Walls Visually examined for common defects.
		General Flooring Visually examined for common defects. Cracking was observed across multiple floor tiles in the bathroom. The pattern suggests possible movement or uneven support below the finished surface. This may be related to settlement or subfloor irregularities. Further evaluation by a qualified contractor is recommended to determine the cause and necessary repairs. Crack(s) / Shrinkage. Clean / Repair / Maintain.
		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.

Bathroom +

1. Surfaces: Walls, ceilings, and flooring wear, staining, and moisture-related effects from normal use.

2. Fixtures/Hardware: Towel bars, TP holders, and similar hardware require periodic tightening.

3. Cabinetry/Counters: Surfaces show misalignment, and moisture exposure typical of use.

4. Drains/Overflow: Residue and slight odors; tub overflow should be checked for snugness and splash-tested periodically

End Statement: All components should be maintained with routine cleaning, ventilation, sealant renewal, and periodic hardware and drain checks to manage moisture and everyday wear.

Bathroom +

		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.
		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.

Mechanical

M BACK TO SUMMARY		Report Legend Explains reports symbols.
		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.
		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.
		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.

Mechanical +

		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.
		Plumbing Waterlines Inspected for support, connections, leaks & visible corrosion or damage. See also Insurance Section. Ext. Water Shutoff(s) Observed for accessibility, labels, valve operation, connection condition & leakage indicators.
		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.

Mechanical +

		Focus Feature Page These are photos related to the same component or system. More
		Rim Joist Insulation ‎ Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected Rim Joist Example The outer board capping floor joists. Inspected for damage, moisture, air leaks, insulation presence, and pest activity.
		Frost Wall ‎ Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected Frost Wall Example A foundation wall below grade. Inspected for cracks, moisture intrusion, movement, and insulation/air sealing issues.
		Joist These serve to provide stiffness to the subfloor sheathing & spread the load. Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected Beam The structural element that primarily resists loads applied laterally. Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected

Mechanical +

		Stair(s) & Railing(s) Attention was given to structure, rise/run consistency, landings, string if visible, handrails, & visible safety indicators. Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected
		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.

Mechanical +

		General Ceilings / Walls Visually examined for common defects.
		General Flooring Visually examined for common defects. Crack(s) / Shrinkage. Seal / Repair / Monitor.
		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.

Mechanical +

		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.
		HRV Unit(s) x2 Reviewed, focused on operation, airflow, filter condition & visible ventilation connections.
		Inside HRV Unit(s) ‎

Mechanical

		Radon Rough-In This consists of a porous layer & a barrier beneath the slab & radon piping that extends from below the slab.
		Overview Radon 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 North America, radon can accumulate inside buildings, 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.

Mechanical +

1. Heating: Schedule regular cleaning and professional precision tune-ups for ALL heating equipment.

2. Filters: Replace ALL HVAC and appliance filters routinely with new ones as part of normal upkeep.

3. Clearance: Keep mechanical areas clear of storage and personal belongings to allow safe access and airflow.

4. Drain: Clean and maintain to help prevent blockages and backups.

5. Emergency Shut-Offs: Re-label ALL. This exercise is for occupants know their locations and to learn how to operate.

6. Flood Ready: Use leak detection or smart water monitoring devices near water appliances and plumbing lines.

7. Records: Obtain maintenance history, permits for modifications, and any transferable product or workmanship warranties.

8. Note Scope: Low-voltage systems are not inspected due to SOP limitations and wide performance variances.

End Statement: Routine servicing and timely repairs are recommended to help ensure safe operation, extend equipment life, and reduce the risk of unexpected failure.

Mechanical +

The Mechanical Baseline

𝗠𝗲𝗰𝗵𝗮𝗻𝗶𝗰𝗮𝗹 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Mechanical 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.

the

Safety Overview
Site Limitations	⚠️ Visibility - Access - Height
Inspection Type	◻️ Warranty 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, walked & drone
Roofing Surface	◻️ Material: Asphalt - Age; Unknown
Drainage Path	◻️ System: Trough & Downspouts
Ventilation System	◻️ Box Vent(s) - Soffit

Exterior Overview
Cooling Type(s)	◻️ Not Present - Not Applicable
Main Fuel Shutoff	◻️ Location: Side Yard
Envelope Cladding	◻️ Material: Vinyl & Brick - Stone Veneer
Steps & Guards	◻️ Materials: Concrete Stairs & Metal Railing
Barriers & Walls	◻️ Material: Metal (fence)
Grade & Ground Cover	◻️ Terrain: Flat & Level - Vegitation
Hardscape Surfaces	◻️ Material: Paths: Concrete - Drive: Concrete

Garage Systems
Fire Seperation	◻️ Proper: Seperation intact & continuous
Safety Auto Reverse	◻️ Status: Not Applicable
Heating Equipment	◻️ Unit: Not Present

Attic System
Hatch & Insulation	◻️ Location: Prime Closet - Mat: Blown-In
Sheathing & Poly	◻️ Material: OSB - Vap Barrier: Present (ltd vis)

the

Interior Overview
Thermostat Location	◻️ Location: Upper Level - Restored to original
Walls & Ceilings	◻️ Material: Drywall
Flooring Surfaces	◻️ Material: LVP - Tile - Carpet
Other Features	◻️ Type: Not Present / Not Applicable

Kitchen & Bathroom
Safety - GFCI’s	◻️ Location: Kitchen: Present - Bath: Present
Ventilation System	◻️ Type: Range Hood: to EXT. - B-Fan: Present
Laundry Specs	◻️ 220V - Vent: Metal - Water: Braided

Mechanical System
Heating Unit(s)	◻️ Type: HE Furnace / Forced Air - Age: 2024
Heating Fuel Source	◻️ Type: Natural Gas - Primary
Water Heater Unit	◻️ Type: Tankless - - Age: 2024
Water Heating Fuel	◻️ Type: Natural Gas - Primary
Plumbing System	◻️ Public Water: PEX - City Sewer: ABS
Water Main Shutoff	◻️ Location: Basement
Back Flow Valve	◻️ Installation: Present
Electrical Service	◻️ Entry: Underground - Material: Copper
Service Disconnect	◻️ Location: Sideyard
Main Panel Interior	◻️ Location: Basement - 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

Twenty20 & Co Inc

You’ll find tips & tricks on maintenance, recalls, cleaning, preparing your property for sale, dealing with difficult neighbours & more.

🔻press the thumb print.🔻

72 seconds

Positive reviews from awesome customers like you help others to feel confident about choosing our firm & our “to the point” reporting methodology.

We’d so appreciate if you could take 72 seconds to click on our logo below and share your happy experience.

Much Appreciated

elements

method

contents

thank you

stuff.

legends

summary

summary

summary

summary

insurance

insurance

playbook

72 seconds