21027 West Meadows

Twenty20 & Co Inc

21027 West Meadows Apr 1, 2026 at 1:21pm MST

Apr 1, 2026

"Designed to tell the real story."

the summary

⚠️ Tap Here

the insurance

⚠️ Property Specs

the

	Apr 1, 2026
	21027 West Meadows Verrado, Arizona
	Detached Stand Alone
	Partly Sunny 96°
	Agent & Client
	Lucas Kirsch Complete 12:00 PM
	Pam & Edward Robertson 120 Oakbay Court SW pedrob@gmail.com 9194538852
	Mitchell & co. EXP
	10:27AM 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	16
Garage	24
Attic	28
Interior	31
Kitchen	41
Laundromat	46
Bathroom	48
Mechanical	53
the insurance	60
the playbook	62
72 seconds	63

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,

Lucas Kirsch

4038365528
lucas@2020mhi.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. 🔻🔻🔻

If you are reading this then obviously the details matter to you. You’d make a great home inspector.

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

Exterior

Retaining Wall(s): Issue: Step Cracks / Risk
Action: Seal / Repair / Monitor T: 🔴 Structural L: Backyard
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. Continued pressure may lead to shifting or further deterioration.

Window(s) & Trim-Casing: Issue: Damaged Screens x8
Action: Repair or Replace T: General L: Main Floor
Notes: Observation – Torn screens were noted & should be handled as general maintenance when convenient.

Cladding / Material(s): Issue: Weather Worn / Faded / Cracks
Action: Seal / Repair / Monitor T: 🟠 Ext-Envelope L: Throughout
Notes: Attention – Issue(s) should be addressed. Seal worn or cracked areas to prevent moisture from getting in & causing hidden damage.

Foundation / Structure: Issue: MINOR Hairline-Small Crack(s)
Action: Seal / Repair / Monitor T: 🔴 Structural L: Front & Garage
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

Rear Patio Grading: Issue: Negative Slopage
Action: Correct / Adjust / Verify T: 🔴 Structural L: Backyard
Notes: Attention – Issue(s) should be addressed in a timely manner. We dont want water going towards the home. This may require foam jacking & or mud jacking right near the entry point.

⚠️ Exterior General Notes:
L: Click Here

the

Garage

⚠️ Garage General Notes :
L: Click Here

Attic

The Hatch (Scuttle) Entry: Issue: Thermal Weak Point
Action: Improve / Add Insulation T: 🟣 Insulation L: Master Closet
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed. Over time, minor gaps may reduce energy efficiency.

Attic Hatch Weatherstrip : Issue: Compressed / Poor Seal
Action: Correct / Adjust / Verify
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

⚠️ Attic General Notes:
L: Click Here

Sheathing / Roof Decking: Not Inspected
Reason: Limited Visibility: Component was only partially visible due relecta-sheild. I did pull back portions to revealed material type.

Interior

Interior Window(s) ⠀: Issue: Sticking / Siezed X3
Action: Fix / Restore Function T: 🟠 Ext-Envelope L: Family Room
Notes: Observation – Plan for maintenance. Repair recommended as seized windows will limit ventilation & may impact emergency escape.

the

Interior (cont.)

Thermal Attic Hatch: Issue: Thermal Weak Point
Action: Correct / Adjust / Verify T: 🟣 Insulation L: Master Closet
Notes: Attention – Issue(s) should be addressed in a timely manner. We do not want conditioned air finding its way into an uncontrolled environment like the attic space.

Kitchen

Hood Fan(s) / OTR: Issue: Unusual Sound / Grinding
Action: Correct / Adjust / Verify T: Specialist
Notes: Observation – Plan for maintenance or correction as needed.

Garborator / Sinkorator: Issue: Dirty / Odor(s)
Action: Clean / Maintain T: General L: Island Sink
Notes: Observation – Issue(s) should be monitored; Cleaning & routine maintenance recommended as needed.

Bathroom

Toilet(s) : Issue: Unstable / Loose X2
Action: Secure or Replace Seal T: 🔵 Plumbing L: Master & Main
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this may lead to leakage or moisture damage.

⚠️ Bathroom General Notes:
L: Click Here

the

Mechanical

Hot Water Unit(s) ⠀: Issue: Missing TPR Extension
Action: Install &/or Replace
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.

⚠️ Mechanical General Notes:
L: Click Here

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) This was checked at front of garage front of house west side yard at three different locations East side yard at three different locati
		Roof Observation - (3) ⠀ ⠀ ⠀ Roof Observation - (4) ⠀ ⠀ ⠀
		No Gutters / Direct Run-Off 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 +

		From the Rear Minor Chips / Damage. Typical for age of home. Minor anount of lifting flashing. This can berectified with a general roof tune up.
		Sideyard

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

4. 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. Window(s) & Trim-Casing Reviewed for glazing, condition, cracking, flashing, gaps & sealant deterioration. Damaged Screens x8. Repair or Replace.
		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.
		HVAC Utility Vent(s) Inspected for installation, fittings, clearances, penetrations & sealant condition. Additional Vent(s) ⠀⠀⠀⠀⠀⠀⠀⠀

Exterior +

		Cladding / Material(s) Inspected for cracks, gaps, clearance from grade, installation & surface deterioration. See also Insurance Section. Noticed in quite a few places throughout the property considered typical Weather Worn / Faded / Cracks. Seal / Repair / Monitor.
		Foundation / Structure Inspected for flaking, cracking, displacement, moisture indicators & visible movement. You should be considered typical MINOR 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 +

		Rear Patio Grading Management of water drainage is paramount! Water should ALWAYS drain directly off the surface. Negative Slopage. Correct / Adjust / Verify.
		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. AC Data Plate(s) Unit detail(s). See also Insurance Section.
		AC Disconnect(s) ⠀⠀ ‎ Air Conditioner Unit(s) Inspected for mounting, clearances, visible condition, line insulation & operational indicators. Satisfactory Operation.
		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.

Exterior

		Retaining Wall(s) Visually inspected for damage, cracks, leaning, bulging, moisture damage, and wear or compromised integrity. Step Cracks / Risk. Seal / Repair / Monitor.
		Retaining Wall Baseline Retaining Wall(s) – Areas Inspected Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes retaining wall faces, caps, posts or reinforcing elements, drainage provisions, and adjacent grading or surface conditions. Accessible areas are checked for cracking, bulging, leaning, settlement, displacement, moisture staining, or erosion at the wall and surrounding soils. The review is limited to observable conditions without excavation, dismantling components, or evaluating concealed footings, reinforcement, or subsurface drainage systems.

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. A couple baby rattlers roaming the property. You might wanna have a pest removal company come out and remove and or set up devices for capture.

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

		Driveway The mini road to your garage!
		Garage Slab Generally 4" thick, poured over 4" gravel & reinforcing wire.

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. Thermal Weak Point. Improve / Add Insulation. Attic Hatch Weatherstrip ‎ Compressed / Poor Seal. Correct / Adjust / Verify.
		Sheathing / Roof Decking Observations include material type, fastening pattern, visible sagging or deflection, moisture staining, delam & signs of past or active deterioration. Limited Visibility: Component was only partially visible due relecta-sheild. I did pull back portions to revealed material type.. Not Inspected
		Insulation - Depth Observations included insulation depth, vapour barrier presence, coverage consistency, & visible gaps. See also Insurance Section. This appears to be cellulose recycled newspaper.

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.

5. Spongy planks might want to consider upgrading these and laying down Plywood. Recommended 7/8 sheathing (subfloor)

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 Hinges & Hardware ‌
		Interior Window(s) ⠀ Observations included glazing, operation, seals, & conditions affecting performance. Sticking / Siezed X3. Fix / Restore Function. All 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.
		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 +

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

Interior +

		Component Focus We like to keep our thermal infrared photos, all in one section. Thermal Attic Hatch Thermal Weak Point. Correct / Adjust / Verify.
		All Windows All Doors Front, side, patio, and rear
		All Ceilings All Exterior-Interior Walls
		All Drains / P-Traps All Fixtures

Interior +

		Main Heating Unit Keep an eye on this during the colder months, especially near the inducer motor for condensation leaking at the connections and metal crimps.
		Main Hot Water Unit I know the client was gonna have this fixed as we were doing the inspection but just a quick reminder that we want to see an extension on that TPR.

Interior +

		All Showerheads Tub / Shower Drains
		Visible Plumbing Lines Bathroom Infloor (electric)
		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.

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. 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. Unusual Sound / Grinding. Correct / Adjust / Verify.
		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.

Kitchen +

		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. Dirty / Odor(s). Clean / Maintain.
		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.

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 +

		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 ‌
		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. 90CFM test satisfactory. 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. Unstable / Loose X2. Secure or Replace Seal.

Bathroom +

		General Ceilings / Walls Visually examined for common defects.
		General Flooring Visually examined for common defects.
		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.
		Main Electrical Panel 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. See also PAGE 53
		Hot Water Unit(s) ⠀ Attention was given to unit mounting, venting, safety components, temperature controls & visbile operation. Missing TPR Extension. Install &/or Replace. 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 +

		Utility Disconnect Location west side yard
		Heavy duty interruptor Located West side yard

Mechanical +

		General Ceilings / Walls Visually examined for common defects.
		General Flooring Visually examined for common defects.
		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

		Solar Heating System These use solar energy to heat a liquid or air & then transfer the heat directly to the interior.
		Solar Baseline Solar – Areas Inspected The residential solar system inspection assessed its condition, safety, and functionality. Solar panels were checked for cracks, discoloration, damage, and secure roof attachment. Inverters, wiring, and connections were examined for stability, exposed wiring, corrosion, and overheating. Conduit and junction boxes were inspected for sealing and alignment, and protective coverings for integrity. Grounding and bonding were verified where possible. Performance indicators were reviewed for operational status. Note that proof of function may be limited should be further evaluated. Water intrusion, moisture, weather-related wear, and deterioration were documented.

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 - Attic Access - Roof Height
Inspection Type	◻️ Pre-Purchase Inspection (non-exhaustive)
Property Vacancy	◻️ Occupied & Furnished (restrictive)
Smoke & CO	◻️ Compliant: installed, placed & functional
Egress Windows	◻️ Location: All Bedroom(s): Present
Stairs & Handholds	◻️ Structure: Not Present - Not Applicable

Roof System
Method of Inspection	◻️ Ladder at edge (multiple locations)
Roofing Surface	◻️ Material: Concrete Tile - Age: Unknown
Drainage Path	⚠️ System: Trough: Not Present (RISK)
Ventilation System	◻️ Box Vent(s) - Perforated Soffit

Exterior Overview
Cooling Type(s)	◻️ Location: Sideyard - Unit: A/C - Age:2020
Main Fuel Shutoff	◻️ Location: West Side Yard
Envelope Cladding	◻️ Material: Sand & Portland Stucco
Steps & Guards	◻️ Materials: Concrete (1) Step & No Railing
Barriers & Walls	◻️ Material: Wood (fence) - Block (retainment)
Grade & Ground Cover	◻️ Terrain: Flat & Level - Shale & Vegitation
Hardscape Surfaces	◻️ Material: Paths: Concrete - Drive: Concrete

Garage Systems
Fire Seperation	◻️ Proper: Seperation intact & continuous
Safety Auto Reverse	◻️ Status: Functioning as intended
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: Main Level - Restored to original
Walls & Ceilings	◻️ Material: Drywall / Textured
Flooring Surfaces	◻️ Material: 24” Tile - Carpet
Other Features	◻️ Type: Electric Infloor Radiant Heat (Master)

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:2020
Heating Fuel Source	◻️ Type: Natural Gas - Primary
Water Heater Unit	◻️ Type: ~40 gal Tank - Age:2020 -See Mech Section
Water Heating Fuel	◻️ Type: Natural Gas - Primary
Plumbing System	◻️ Public Water: PEX - City Sewer: ABS
Water Main Shutoff	◻️ Location: West Sideyard (Near Electrical)
Back Flow Valve	◻️ Installation: Present (Garage Entry)
Electrical Service	◻️ Entry: Underground - Material: Copper
Service Disconnect	◻️ Location: West Sideyard
Main Panel Interior	◻️ Location: Garage - Ground: Unknown
Electrical System	◻️ Service: 200 AMP - Branch: Copper

Structure System
Roof Structure	◻️ Type: Engineered Truss (See Attic Section)
Exterior Wall System	◻️ Type: Wood Studs (2x6)
Structure System	◻️ Type: Dimensional Wood Frame
Foundation System	◻️ Type: Slab-on-Grade
Structural Observ.	◻️ Notes: No Movement

the

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