88 Woodacres Drive Sw

Twenty20 & Co Inc

88 Woodacres Drive Sw May 10, 2026 at 6:58pm MDT

Apr 22, 2026

"Designed to tell the real story."

the summary

⚠️ Tap Here

the insurance

⚠️ Property Specs

the

	Apr 22, 2026
	88 Woodacres Drive Sw Calgary, Alberta
	Detached
	Overcast 10°C
	Agent & Client
	Todd Atisme
	John Clayton jonnyclay1016@gmail.com 4034702413
	Tyler Remington
	1:00PM 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	15
Exterior	20
Garage	29
Attic	35
Interior	38
Kitchen	52
Laundromat	56
Bathroom	58
Sewer	65
Mechanical	68
the insurance	74
the playbook	76
72 seconds	77

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,

Todd Atisme

4039715408
toddatisme@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

Roof Observations - (1): 🔎 Issue: Deterioration throughout
Action: Further Evaluate

Gutter(s) -Trough(s): 🔎 Issue: Debris filled
Action: Clean / Maintain

Overview Roof / Property: 🔎 Issue: Signs of age/Deterioration
Action: Tune-up / Service Advised T: ⚫ Roof

Overview Roof (2): 🔎 Issue: Several Damaged areas
Action: Repair &/or Replace T: ⚫ Roof

Skylight(s) : 🔎 Issue: Older units
Action: Tune-up/ Service Advised

Exterior

Exterior Outlet(s). : 🔎 Issue: Poor function
Action: Further evaluate/Improve T: 🟡 Electrical
Notes: Outlets not tripping. Attention – Issue(s) should be addressed in a timely manner. Missing GFCI protection could lead to shock or equipment damage.

Additional Vent(s): 🔎 Issue: Dryer vent very dirty/Caged
Action: Clean / Maintain / Remove
Notes: Immediate Attention – Issue(s) are critical or unsafe; corrective action required. This may result in significant damage and/or fire if not addressed.

Drainage System(s): 🔎 Issue: Downspout disconnected
Action: Improve / Secure

the

Exterior (cont.)

Under The Balcony: 🔎 Issue: Wood rot
Action: Improve

Retaining Wall(s): 🔎 Issue: Shifting
Action: Monitor / Improve
Notes: Attention – Issue(s) should be addressed in a timely manner. If left as is, instability or damage could lead to failure.

Exterior Sun Room: 🔎 Issue: Wires not protected
Action: Improve T: 🟡 Electrical

Garage

Garage Heater(s): 🔎 Issue: Older unit/Rusting gasline
Action: Service Advised T: 🟢 HVAC
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. Have confirmation that there is no issues with the heat exchanger.

Garage Sink Drain/Sump Pump: 🔎 Issue: Poor install
Action: Improve T: 🔵 Plumbing
Notes: Attention – Issue(s) should be addressed in a timely manner. Have piped to the exterior.

Electric Wire: 🔎 Issue: Live/Not concealed
Action: Improve T: 🟡 Electrical
Notes: Immediate Attention – Issue(s) are critical; corrective action required.

the

Attic

Attic Hatch Weatherstrip : 🔎 Issue: Compressed / Poor Seal
Action: Improve

Pest(s): 🔎 Issue: Evidence of pest
Action: Further Evaluate T: Pest control

The Hatch (Scuttle) Entry: 🔎 Issue: Lacking Insulation
Action: Improve

Interior

Smoke - CO Detector(s). : 🔎 Issue: Several missing dates
Action: Replace / Improve
Notes: Best practice is to replace all smoke detectors on possession day. Ensure one per floor. To meet new code recommend installing in every bedroom as well.

Basement Bar Sink Outlet: 🔎 Issue: Not GFCI
Action: Improve / replace T: 🟡Electrician L: Both bar sinks

Basement Bedroom Window: 🔎 Issue: Not egress / Stuck shut
Action: Improve
Notes: Immediate Attention – Health hazard present in the event of a fire. Unsafe condition.

Basement Outlets: 🔎 Issue: Wiring issue
Action: Further evaluate T: 🟡Electrical
Notes: Hot neutral reverse, open ground, & loose connection was seen. See photos for location.

Thermal Powder Room Ceiling: 🔎 Issue: Cold spot / leak
Action: Further Evaluate / Repair T: 🔵 Plumbing L: See Photo

the

Interior (cont.)

Upstairs Fireplace: 🔎 Issue: Orange flame
Action: Tune-up/ Service Advised T: Fireplace tech L: Both Fireplaces

Upstairs Mirror: 🔎 Issue: Cracked
Action: Improve / replace

Window(s) : 🔎 Issue: Blown seal
Action: Repair &/or Replace L: See Photo

Thermal Window(s): 🔎 Issue: NW bedroom window poor seal
Action: Improve

Kitchen

Kitchen Outlet(s) : 🔎 Issue: NO GFCI / RISK
Action: Improve T: 🟡 Electrical
Notes: Install GFCI outlet to all outlets with in five feet of a water source. (Safety upgrade)

Counter Top / Sink Transition: 🔎 Issue: Poor seal / Leak
Action: Improve / Seal
Notes: Attention – Issue(s) should be addressed in a timely manner.

Laundromat

Inside Washer : 🔎 Issue: Microbial Growth / Blackening
Action: Clean/Disinfect/Maintain

Laundry Dryer(s). : 🔎 Issue: Exhaust poor seal/Air leak
Action: Repair &/or Replace T: 🟢 HVAC

the

Bathroom

Shower Head: 🔎 Issue: Both guest bathrooms leak
Action: Repair &/or Replace T: 🔵 Plumbing
Notes: Service Recommended - Issue(s) should be addressed by a certified contractor

Bathroom Outlets: 🔎 Issue: Not GFCI
Action: Replace/Improve T: 🟡 Electrical L: Main + Basement

Bathroom Pop-Up Nut: 🔎 Issue: Missing / Leaking
Action: Repair &/or Replace T: 🔵 Plumbing L: Main + Basement

Faucets / Shower Valves: 🔎 Issue: Leaking / Slow drip
Action: Repair &/or Replace T: 🔵Plumbing L: Throughout
Notes: Main bath right & basement faucets have a slow drip. Main bath left faucet, main bath shower valve, main floor faucet & the main floor shower valve all leaked from the handles.

Bathroom Extraction Fan(s): 🔎 Issue: Ensuite has poor suction
Action: Further evaluate T: 🟢 HVAC

Toilet(s) : 🔎 Issue: Main floor is loose
Action: Improve / Secure T: 🔵 Plumbing
Notes: Attention – Issue(s) should be addressed in a timely manner. Leakage or functional issues may develop if left unchecked.

Bathtub & Surround(s): 🔎 Issue: Discoloured water
Action: Monitor

Ensuite Water Closet Window: 🔎 Issue: Microbial growth
Action: Clean & disinfect

the

Mechanical

Plumbing Waterlines : 🔎 Issue: Poly B / RISK
Action: Further Evaluate
Notes: Poly B plumbing present throughout the home. Ensure proper coverage from your insurance company & Recommend updating the supply lines to help prevent against future leaks.

Ext. Water Shutoff(s): 🔎 Issue: Not installed
Action: Improve/Install T: 🔵 Plumbing
Notes: Attention – Issue(s) should be addressed before the colder months. Potential for frozen water lines that can burst & cause water damage.

Inside Heat Source: 🔎 Issue: Staining/Rust/Buildup
Action: Tune-up/ Service Advised T: 🟢 HVAC
Notes: Staining is common to see with a HE furnace. Have serviced & then serviced every 2-3 years with DIY visual inspections every year.

Floor Joist: 🔎 Issue: Cut / Poorly supported
Action: Further Evaluate / Repair T: 🔴 Structural
Notes: Immediate Attention – Issue(s) are critical; corrective action required.

Hot Water Data 2015: 🔎 Issue: Past Life Expectancy
Action: Budget to replace T: 🔵 Plumbing
Notes: Observation – Issue(s) should be monitored & plan for replacement.

Irrigation System: 🔎 Issue: Missing check valve
Action: Have installed T: 🔵 Plumbing
Notes: Attention – Issue(s) should be addressed in a timely manner. This is a code requirement.

the

Mechanical (cont.)

Double Tap x3: 🔎 Issue: Wiring Concern
Action: Improve
Notes: Immediate Attention – Issue(s) are critical; corrective action required.

HRV Filter: 🔎 Issue: Dirty
Action: Clean / Maintain

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. Deterioration throughout . Further Evaluate. Roof Observation - (2) ⠀ ⠀
		Roof Observation - (3) ⠀ ⠀ ⠀ Roof Observation - (4) ⠀ ⠀ ⠀
		Gutter(s) -Trough(s) Inspected for debris, drainage flow, interior condition and visible standing water. Debris filled. Clean / Maintain. Soffit(s) & Fascia(s) Attn. given to ventilation openings, attachment, clearance & visible staining or obstructions.

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. Signs of age/Deterioration. Tune-up / Service Advised.
		Overview Roof (2) ⠀ Several Damaged areas. Repair &/or Replace.
		Overview Roof (3) Damaged area
		Overview Roof (4) Damaged area

Roof +

		Skylight(s) Inspected for glass condition, frame integrity, seals, flashing, and signs of leaks or water intrusion. Older units. Tune-up/ Service Advised.
		Support Photo

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 +

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.
		Exterior Outlet(s). No outlets would reset after being tripped and several appeared to be open ground. Poor function. Further evaluate/Improve. 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) A caged dryer vent can collect lint, this can potentially lead to a fire. Dryer vent very dirty/Caged. Clean / Maintain / Remove.

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.
		⚠️ 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) Remember to keep downspouts down, extended and ejecting away from the foundation to prevent undermining and ground water issues. Downspout disconnected. Improve / Secure.
		Exterior Pathway(s) Inspected for surface condition, levelness, cracking, trip hazards & drainage affecting safe use and water flow. Minor cracks at the back patio. Seal / Repair / Monitor.
		Site Grading Poor slope. Should drop a minimum of 6" every 10 feet away from the home. Improve. 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. Balcony Access / Door(s) ‎Inspected for sealing, glazing, hardware, drainage, & signs of damage, air leakage, or intrusion.
		Balcony Surface Material ‎Inspected to assess material condition, slope, surface wear & signs of damage, Balcony Guards / Railing(s) ‎Inspected for attachments, height, stability, & signs of damage, movement, or deterioration.
		Under The Balcony Wood rot was seen on the under part of the balcony to the left of the door. Wood rot. Improve.

Exterior

		Retaining Wall(s) Shifting bricks were seen from the backyard on both sides under the balcony. Shifting. Monitor / Improve.
		Support Photo

Exterior +

		Garage Heater Exhaust Rusting. Improve / Maintain. Support Photo
		Exterior Sun Room These wires in the sun room should be protected with BX armour to help prevent any damage. Wires not protected. Improve. Support Photo
		Downspout Could not determine where underground weeping tile was draining to. Recommend running these above ground & away from foundation.

Exterior +

⚠️ Exterior General Notes

1. Could not determine where underground weeping tile was draining to. Recommend flushing drain with a hose in warmer months & ensure proper drainage. Because these have the potential to back up/freeze over, best practice is to run these above ground.

2. Sump pump discharge was observed at a 90° angle. When discharging this can hold water against foundation. Add sump pump discharge extension and have directed away from the foundation.

3. Irrigation system was not tested - outside SOP’s. Have this serviced before first start up. Remember to have this winterized.

4. Rusting was seen on the BBQ gas line. Paint all exterior gas lines with a rust paint at signs of rusting. This will help extend the life & prevent potential leaks.

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 +

		Garage Heater(s) Observations directed at operation, support mount, combustable clearances, safety, venting & other common issues. Older unit/Rusting gasline. Service Advised.
		Support Photo
		The Garage Heater Baseline Garage Heater – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱 The 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.

Garage +

		Utility Sink Used for more heavy duty work. They are often located in a garage or basement. Support Photo
		Garage Sink Drain/Sump Pump The sump pump is pumping into the sink drainage system. This is causing water to back up into the sink. Poor install. Improve . Sump Pump Used to remove water that has accumulated in the basin. Keep a spare pump at the ready & on standby. Discharge poor install . Improve.
		Garage Floor Drain Suspect this drains in to the sump pump.

Garage +

		Electric Wire Live/Not concealed. Improve.
		Support Photo

Garage +

⚠️ Garage General Notes

1. Central Vac - Not functional. Further Evaluate.

2. All available garage outlets were tested & functional today.

3. Recommend adding railing to the steps for added safety.

4. Unknown electrical componet. Appears to be for lighting. Rquest info.

5. Several minor cracks were seen on garage slab. This is a common occurrence. Cracks did not appear to be a structural defect.

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. Lacking Insulation. Improve. Attic Hatch Weatherstrip ‎Upgraded weatherstripping will help to mitigate any excess heat & moisture finding its way into the attic space. Compressed / Poor Seal. Improve.
		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 +

		Pest(s) Monitor attic space for any pest. Consider involving pest control if problem persist. Evidence of pest . Further Evaluate.
		Support Photo
		Support Photo

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.
		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). Best practice is to replace all smoke detectors on possession day. Ensure one per floor. Several missing dates. Replace / Improve.
		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 +

		Basement Bar Sink Outlet Not GFCI. Improve / replace.
		Support Photo Basement bar sink was tested and functional today.

Interior +

		Upstairs Fireplace A healthy natural gas flame will burn primarily blue with a little bit of orange. If the flame is bright orange or the glass has a haze/dark staining this might be a sign that your gas fireplace needs servicing which should be done by a qualified technician. Orange flame. Tune-up/ Service Advised.
		Basement Fireplace Basement fireplace will require new batteries for the ignition and for the remote. Poor flame. Tune-up/Service Advised.
		Basement Fireplace Stonework Minor cracks. Seal / Repair / Monitor.

Interior +

		Upstairs Mirror Cracked. Improve / replace. Support Photo
		Interior Sun Room Ceiling Staining seen on several areas of this ceiling. These all came back as dry today. Clean & monitor this area for changes. Support Photo
		Master Bedroom Ceiling Fan Master bedroom fan didn’t appear to be functional today. Ask sellers for more info about the functionality. Not functional?. Further evaluate. Support Photo
		Basement Bedroom Window The basement window did not appear to meet egress. If this is to be used as a bedroom have the windows upgraded. Not egress / Stuck shut. Improve. Support Photo

Interior +

		Basement Outlets Outlet on the left of the sub-panel read “Hot neutral reverse” on our plug testers. Wiring issue. Further evaluate. Support Photo
		Basement Outlet Outlet on the left side of the basement patio door had a loose connection when we plugged it in. Loose connection. Further evaluate. Support Photo
		Basement Outlets Outlet between the back door and fireplace read “open ground”. Wiring issue. Further evaluate/Improve.

Interior +

		Window(s) Upstairs front facing hallway octogon window appeared to be blown. It was difficult to tell if any others were blown due to them being dirty or having height restrictions. Further evaluate to see if any others are blown. Blown seal. Repair &/or Replace.
		Support Photo

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) Cold air can be seen on some of the windows. These appeared to be original. Budget to replace. NW bedroom window poor seal . Improve. Thermal Door(s) ‎
		Hot Water Thermal Several leaking faucets were seen throughout the home. See bathroom section. Thermal P-Trap(s) ‎

Interior +

		Thermal Scan(s) Thermal Scan(s)
		Thermal Scan(s) Thermal Scan(s)
		Thermal Scan(s) Thermal Scan(s)
		Thermal Scan(s) Thermal Scan(s)

Interior +

		Thermal Powder Room Ceiling Cold spot was seen below the main bathroom tub. Moisture metre confirmed the area was wet. Cold spot / leak. Further Evaluate / Repair.
		Support Photo
		Support Photo

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. NO GFCI / RISK. Improve. 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.
		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 +

		Counter Top / Sink Transition Poor seal / Leak. Improve / Seal.
		Support Photo

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 Washer Observed. This should be cleaned regularly. We like to use Sugelary Mold & Mildew cleaner to clean & disinfect washing machines. Microbial Growth / Blackening. Clean/Disinfect/Maintain.
		Laundry Dryer(s). Attention given to operation, temperature variance, vent connections & lint accumulation. Exhaust poor seal/Air leak. Repair &/or Replace. 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. Best practice is to install a water hammer arrestor to the washer supply line. Upgrade.

2. Laundry sink was tested & free of leaks.

3. Be sure to keep up with maintenance in the laundry room. Check connections regularly. Have the dryer vent cleaned at least twice a year. Keep washer door & detergent tray opened to ventilate & prevent microbial growth.

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. Ensuite has poor suction. Further evaluate.
		Shower Head Main bath leaked from threads, main floor shower leaks several areas. Both guest bathrooms leak. Repair &/or Replace. Plumbing Floor Drain(s) The shower was capped, filled & tested for leakage. No thermal anomalies were seen in the ceiling below.
		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) A loose toilet is common to see. No leaks were seen today. Best practice is to have a plumber change the seal & re secure. Main floor is loose. Improve / Secure.

Bathroom +

		General Ceilings / Walls Visually examined for common defects.
		General Flooring Visually examined for common defects.
		Bathtub & Surround(s) At the beginning of the inspection, the water throughout the home had a green tint but dissipated later on, likely due to the age of the tank & the home being vacant. Discoloured water. Monitor.

Bathroom +

		Ensuite Water Closet Window Microbial growth. Clean & disinfect. Support Photo
		Bathroom Outlets Main floor & basement baths aren’t GFCI protected. Not GFCI. Replace/Improve. Support Photo
		Bathroom Pop-Up Nut Main bath & basement sinks leak from the pop up nut. Left main bath was missing it causing a steady flow of water to spill out. Missing / Leaking. Repair &/or Replace. Support Photo
		Basement Sink Chips were seen in the basement sink. These have the potential to leak in the future. Have sealed. Chipped. Improve. Support Photo

Bathroom +

		Faucets / Shower Valves Main bath right & basement faucets have a slow drip. Main bath left faucet, main bath shower valve, main floor faucet & the main floor shower valve all leaked from the handles. Leaking / Slow drip. Repair &/or Replace.
		Support Photo

Bathroom +

1. Fixtures/Hardware: remember that over tight certain fixtures like, toilet paper holders & towel bars will need tightening. Improve when needed.

2. Ensuite tub filler is loose. Improve / secure.

3. This is common to see. Replace if needed. Consider sealing the tops, bottom, & side with caulking to help prevent moisture intrusion.

4. Several of the sink drain stops were not holding water. This is common to see. Repair/Replace.

5. Recommend installing a wifi water sensor in areas prone to leaks/moisture. This will help detect future leaks & avoid expensive moisture damage.

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.

Sewer +

		Focus Feature Page These are photos related to the same component or system. More
		Sewer Line Access Location A cleanout was selected for access.
		Sewer Line Material & Notes Materials seen within the sewer line included: ABS & PVC.
		Sewer Line Access Location After The access area was cleaned and sanitized after the operation. Another tidy job :)

Sewer +

		Findings @: 26 - 27 Feet Pooling water was observed. Unable to determine the cause of the issue likely due to poor slope. Did not appear to be impacting the drain. Bellying. Monitor.
		Findings @: 38.5 Feet A blue pipe was seen between the ABS & PVC transitions. We suspect this blue pipe is a result of past servicing/repair in the line. Ask the sellers for any information on this.
		Findings @: 50 - 55 Feet Pooling water was observed. Unable to determine the cause of the issue likely due to poor slope. Did not appear to be impacting the drain. Bellying. Monitor .
		Findings @: 93 Feet City tie in was observed in this area. No major concerns observed. Consider installing a main line full port back water valve to help prevent any future sewer backups. Insurance companies like seeing these.

Sewer +

Sewer Scope Video

This video is provided as a visual reference of the sewer scope performed at the time of inspection. It simply shows the camera moving through the line and the general condition observed during the scan. Watching this video may help provide additional context to the written findings and images included in this report.

See video

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.
		The Main Heating Unit Observations included mounts, venting, ducts, filters, clearances & visible performance. Heating Unit Data Plate 2009 Unit detail(s). See also Insurance Section.
		Heating Unit 2 Heating Unit Data Plate 2009

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. Poly B / RISK. Further Evaluate. Ext. Water Shutoff(s) Observed for accessibility, labels, valve operation, connection condition & leakage indicators. Not installed. Improve/Install.
		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 +

		Hot Water Unit(s) Attention was given to unit mounting, venting, safety components, temperature controls & visbile operation. Hot Water Data 2015 Unit detail(s). See also Insurance Section. Past Life Expectancy. Budget to replace.
		Water Softener Not inspected. Salt was seen in the holding tank. Ask seller to disclose if this is staying behind & if it’s functional. Support Photo
		Automatic Water Shut-off This is designed to turn the water off to the entire home in the event. There is an emergency. Download the app to get started.

Mechanical +

		Inside Heat Source Staining is common to see with a HE furnace. Have serviced & then serviced every 2-3 years with DIY visual inspections every year. Staining/Rust/Buildup. Tune-up/ Service Advised. Support Photo
		Irrigation System The irrigation system was not inspected. Have sellers disclose the functionality & a history of maintenance. Missing check valve. Have installed . Support Photo
		Double Tap x3 This is when 2 or more wires enter into 1 breaker. Potential overload! Wiring Concern. Improve. Support Photo
		HRV Filter Follow Manufacturers cleaning recommendations. Usually every 3-4 months. Dirty. Clean / Maintain. Support Photo

Mechanical +

		Floor Joist Serves to provide stiffness to the subfloor sheathing & spread the load. Cut / Poorly supported. Further Evaluate / Repair.
		Support Photo

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	◻️ Pre-Purch & Sewer Inspection (non-exhaustive)
Property Vacancy	◻️ Not Occupied & No Furnishings
Smoke & CO	⚠️ Not Verified: Missing dates - Replace
Egress Windows	⚠️ Location: Bedroom(s): Not Present
Stairs & Handholds	◻️ Structure: Functioning as Intended

Roof System
Method of Inspection	◻️ Ladder at edge & drone
Roofing Surface	◻️ Material: Clay Tile - 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: Stucco & Brick - Stone Veneer
Steps & Guards	◻️ Materials: Deck 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: Functioning as intended
Heating Equipment	◻️ Unit: NG Heater - Age: unknown

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

the

Interior Overview
Thermostat Location	◻️ Location: Mulitple Locations: Restored
Walls & Ceilings	◻️ Material: Drywall
Flooring Surfaces	◻️ Material: Hardwood-Tile-Carpet-Parquet-Stone
Other Features	◻️ Type: NG Fireplace X2

Kitchen & Bathroom
Safety - GFCI’s	⚠️ Location: Kitchen: NP - Bath: NP
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: 2009
Heating Fuel Source	◻️ Type: Natural Gas - Primary
Water Heater Unit	◻️ Type: Tank - Age:2015
Water Heating Fuel	◻️ Type: Natural Gas - Primary
Plumbing System	◻️ Public Water: Poly B - City Sewer: ABS
Water Main Shutoff	◻️ Location: Mechanical Room
Back Flow Valve	⚠️ Installation: Unknown
Electrical Service	◻️ Entry: Underground - Material: Copper
Service Disconnect	◻️ Location: Sideyard
Main Panel Interior	◻️ Location: Basement - Ground: Unknown
Electrical System	⚠️ Service: Undetermined - No Further Evaluate

Structure System
Roof Structure	◻️ Type: Engineered Truss
Exterior Wall System	◻️ Type: Wood Studs
Structure System	◻️ Type: Dimensional Wood Frame
Foundation System	◻️ Type: Poured Concrete
Structural Observ.	◻️ Notes: Minor settlement

the

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