1518 19 Avenue

Twenty20 & Co Inc

1518 19 Avenue May 31, 2026 at 3:29pm MDT

May 29, 2026

"Designed to tell the real story."

the summary

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the insurance

⚠️ Property Specs

the

thank you	5
disclaimer stuff.	6
icons & legends	7
the summary	8
Roof	12
Exterior	15
Garage	20
Attic	24
Interior	27
Kitchen	33
Laundromat	37
Bathroom	39
Mechanical	45
the insurance	49
72 seconds	51

the

	May 29, 2026
	1518 19 Avenue Calgary, Alberta
	Detached
	Partly Sunny +20°C
	Agent & Client
	Lucas Kirsch
	Kingsley Chan Not Applicable chan.kingsley@gmail.com 5874321804
	Bobby Clark
	10:30AM 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."

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
reachme+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. 🔻🔻🔻

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

Exterior

AC Disconnect(s) ⠀⠀: 🔎

The AC disconnect cover at the backyard was loose. This condition may increase the risk of shock or equipment-related issues. Recommend prompt securing and improvement by a qualified electrician.

Additional Vent(s): 🔎

Additional vent(s) at the sideyard were obstructed or dirty. Restricted airflow may reduce effectiveness and conditions may worsen if not maintained. Recommend cleaning and maintenance by an HVAC technician.

Cladding / Material(s): 🔎

Gaps and poor sealing were observed at the front upper cladding. Openings may allow moisture intrusion and contribute to concealed deterioration over time. Recommend sealing, repair, and monitoring by a general contractor.

Foundation / Structure: 🔎

Small hairline cracking was observed at the front left foundation/structure. Proactive repairs may help prevent further deterioration. Recommend sealing, repair, and monitoring by a structural specialist.

Air Conditioner Unit(s): 🔎

The air conditioner unit was very dirty and obstructed. This condition may impact performance and reliability if left uncorrected. Recommend professional service and tune-up.

the

Garage

Garage Wall/Floor: 🔎

Active leakage and damage were observed at the garage wall/floor. Continued moisture intrusion may contribute to additional deterioration. Recommend further evaluation and repair by an envelope engineer.

Neighbors Shed : 🔎

The neighboring shed was observed in contact with the garage and associated damage was noted. Further deterioration may occur if conditions remain unchanged. Recommend further evaluation and repair by an envelope engineer.

Garage Attic : 🔎

Weather stripping concerns and staining were observed in the garage attic. These conditions should be monitored and maintained as needed. Recommend adding sealing measures and ongoing monitoring by an insulation contractor.

Kitchen

Dishwasher(s): 🔎

Mild odors and food debris were noted within the dishwasher filter. Accumulation may affect cleanliness and operation over time. Recommend cleaning and routine maintenance, with repair as needed.

the

Kitchen (cont.)

Kitchen Faucet(s), Sink(s) & Drain(s): 🔎

An active leak or dripping condition was observed at the kitchen faucet, sink, or drain components. Ongoing leakage may contribute to moisture-related concerns. Recommend further evaluation and repair.

Bathroom

P trap x 2: 🔎

Active leakage was observed at two P-traps in the shared bathroom. Continued leakage may result in additional moisture-related damage. Recommend prompt evaluation and repair by a qualified plumber.

Shower Head : 🔎

The shower head in the shared bathroom was actively leaking or spraying. Ongoing leakage may lead to increased water use and further deterioration. Recommend sealing, repair, and monitoring by a plumber.

Bathroom Extraction Fan(s): 🔎

Staining consistent with past moisture was observed at the bathroom exhaust fan area. Restricted airflow may contribute to elevated humidity levels. Recommend further evaluation and repair by an HVAC technician.

the

Bathroom (cont.)

Bathtub & Surround(s): 🔎

The bathtub wand at the main bathroom was leaking, dripping, or loose. Continued leakage may contribute to unnecessary water loss and maintenance concerns. Recommend repair or replacement by a plumber.

Mechanical

The Main Heating Unit(s) : 🔎

The main heating unit showed dirt, rust, calcification, rusted ducting below, and an active leak at the AC inlet. These conditions may impact performance and reliability. Recommend cleaning, repair, and maintenance by an HVAC technician.

Roof

R BACK TO SUMMARY
		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 +

⚠️ Roof Observations

1. Surface Materials: Wear consistent with climate & exposure.

2. Sealants: Shrinkage & deterioration noted at penetrations.

3. Gutters/Drains: Debris accumulation noted; cleaning recommended.

4. Hidden Areas: Concealed roofing components not fully visible.

5. Roof Utilities: Surface wear noted at rooftop components.

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.

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). 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) ⠀⠀⠀⠀⠀⠀⠀⠀ Obstructed / Dirty. Clean / Maintain.

Exterior +

		Cladding / Material(s) Inspected for cracks, gaps, clearance from grade, installation & surface deterioration. See also Insurance Section. Gaps/Poor Seal/Finish . Seal / Repair / Monitor.
		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

		Focus Feature Page These are photos related to the same component or system. AC Data Plate(s) 2016 Unit detail(s). See also Insurance Section.
		AC Disconnect(s) ⠀⠀ ‎ Loose cover/Shock Hazard . Improve / Secure. Air Conditioner Unit(s) Inspected for mounting, clearances, visible condition, line insulation & operational indicators. Very Dirty/Obstructed. Tune-up/ Service Advised.
		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 +

⚠️ Exterior Observations

1. Cladding: Fading, discoloration, & wear from exposure.

2. Trim / Sealants: Weathering consistent with age.

3. Windows: Surface wear & visible marks noted.

4. Doors/Thresholds: Wear, scratches, & finish deterioration noted.

5. Flatwork: Settlement, discoloration, & wear from use.

6. Grade: High-low areas, erosion, & movement noted; monitor drainage.

7. Minor deterioration and peeling noted on paint finish at front handrail.

8. Basement windows have low clearance to grade. Monitor these areas for snow buildup/further evaluate if needed.

9. Chewed wires noted at air conditioner lines penetration. No sealant noted in this area as well.

10.Rusty gas lines noted.

11. Settlement and cracking noted on flat work throughout. Be sure to seal exposed aggregate to preserve finish.

12. Cracking noted on stucco finish. These cracks should be sealed and refinished throughout.

11. Hole in screen noted at front window lower.

End Statement: Visible wear & deterioration should be addressed as part of routine maintenance. Homeowners are encouraged to walk the exterior periodically, monitor conditions & 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 +

⚠️ Garage Observations

1. Slab: Surface wear & discoloration consistent with age.

2. Driveway: Wear & weathering typical for exposure.

3. Walls: Minor wear & nail pops noted.

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

5.Opener: Normal operational wear noted at opener components.

6.Missing covers noted throughout all outlets and switches in the garage. This poses a safety hazard and should be addressed immediately.

7. Dents noted throughout garage door casing.

8. Security system/camera is not tested. Has it falls outside the scope of the home inspection.

9. Stucco cracks noted on garage exterior throughout. Rust noted lower corners of garage.

8. Neighbours shed is directly against garage. Draining towards window/siding. This should be addressed as there is large amounts of buildup and debris and staining in this area. Referred to RPR report for property infringements.

9. loose/hanging wires noted at garage door opener. They should be secured away from the movement of the door.

10. Exterior garage window appears to have been drywall over. There is widespread, moisture and staining on the wall in this area.

End Statement:

Routine maintenance & minor repairs are recommended to help maintain condition & function.

Garage

		Extra Photos
		Garage Wall/Floor Swollen baseboards/widespread staining/pooling marks/wet drywall noted throughout this area. Active Leak/Damage . Further Evaluate / Repair.
		Garage Attic Weather Stripping/Stains . Add Seal / Monitor.
		Neighbors Shed Touching Garage/Damage . Further Evaluate / Repair.

Garage +

		Garage Lifespans Provides rough lifespan ranges under standard use, including garage components. Actual performance may vary based on usage, exposure, installation & maintenance. Values are general guidance only.
		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 High compression weather stripping observed.
		Sheathing / Roof Decking Observations include material type, fastening pattern, visible sagging or deflection, moisture staining, delam & signs of past or active deterioration.
		Insulation - Depth / 12” Observations included insulation depth, vapour barrier presence, coverage consistency, & visible gaps. See also Insurance Section.

Attic +

⚠️ Attic Observations

1. Structure: Surface variation typical for age.

2. Insulation: Minor disturbance & uneven coverage noted.

3. Sheathing: Surface discoloration, staining & rusty nails which can be indicative of attic rain. Monitor throughout the colder winter months & improve if needed.

4. Access: Hatch area shows wear & cosmetic defects from use & large gap observed between the skirt / flange that should be insulated.

5. Attic Bathrooms Exhausts: Staining & poor seal observed. Improve connections to help prevent against heat loss into the unconditioned attic space.

End Statement:

Routine monitoring, improvements & maintenance recommended to help maintain 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. Stains / Cosmetic Defects . Clean / Improve.
		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 +

⚠️ Interior Observations

1. Walls/Ceilings: Minor wear & surface imperfections consistent with age.

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

3. Baseboards/Casing: Blemishes & expansion & contraction noted.

4. Interior Doors: Minor alignment issues noted at hinges; considered typical. Multiple missing door stoppers observed throughout all levels & rubbing closet door observed in the basement.

5. Interior Windows: Evidence of past condensation noted. Improved ventilation & circulation highly recommended. Basement windows were found to have dirty tracks & hard to operate at the time of inspection.

6. Skylights: Condensation & staining observed. Monitor humidity levels in the colder winter months & adjust as needed.

7. Interior Lights: Flickering light observed on the top level.

8. Fireplaces: Tested & functional at the time of inspection. Ask sellers for maintenance history & schedule tune ups as required.

9. Central Vacuum & Home Audio: Piping , outlets & speakers observed but falls outside our scope of work.

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 Scan(s) Thermal Scan(s)
		Thermal Scan(s) Thermal Scan(s)
		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
		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. Mild Odors / Food in filter. Clean / Repair / Maintain.
		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. Active Leak / Dripping. Further Evaluate / Repair.
		Kitchen P-Trap(s) Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.

Kitchen +

⚠️ Kitchen Observations

1. Counter/B-splash: Minor wear, staining & surface variation noted at transitions.

2. Cabinetry: Minor wear, misalignment & past moisture exposure consistent with use.

3. Sink/Drain: Minor residue & slight odours noted.

4. Appliances: Cleaning recommended inside & out as part of normal upkeep.

End Statement:

Regular maintenance, cabinet adjustments & 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 ‌ Dirty / Stains. Clean /Sanitize/Maintain.
		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 +

⚠️ Laundry Observations

1. Surfaces: Minor lint, scuffs & moisture-related wear consistent with routine use.

2. Appliances/Connections: Washer & dryer connections may loosen or shift from normal vibration.

3. Fixtures/Hardware: Valves, boxes & trim show minor wear; periodic tightening may be required.

4. Ventilation: Exhaust pathways may accumulate lint & require routine cleaning.

5.Detaching window casing/minor stain staining noted around laundry room window. Refinish casing, and monitor humidity in the laundry room.

6. Staining noted on washing machine, catch pan monitor for leaks and recommend adding moisture sensors in this area.

7. GFCI outlet tested.

8. Minor scratches noted on baseboard door drywall and surfaces/cabinetry in the laundry room.

End Statement:

Maintain with routine cleaning, lint control, ventilation care & periodic checks of connections & 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. Stains/Past Moisture . Further Evaluate / Repair.
		Overview Shower / Surround 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.
		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. Leaking Wand/Dripping/Loose. Repair &/or Replace.

Bathroom +

⚠️ Bathroom Observations

1. Surfaces: Minor wear & moisture-related effects consistent with for age.

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

3. Cabinetry/Counters: Minor misalignment & moisture exposure typical of use.

4. Drains/Overflow: Minor residue & slight odours noted; periodic overflow checks recommended.

5. Large amount of spraying/large leak coming from shower wand

6. loose toilet seat noted and shared bathroom upstairs.

7. Expanded/peeling/pour finish noted on baseboards throughout. Recommend refinishing and sealing

8. Constant hammering sound noted when master en suite shower is being run.

9.Slow drain noted in basement bathtub.

End Statement:

Maintain / repair with routine cleaning, ventilation, sealant renewal & periodic hardware & drain checks to manage moisture & reg use.

Bathroom

		Extra Photos
		P trap x 2 Noted in upstairs shared bathroom and main floor powder room P traps. Active Leak /Risk . Further Evaluate / Repair.
		Shower Head Active Leak/Spraying . Seal / Repair / Monitor.
		Ceiling Grill Noted basement Bathroom Missing/Not installed . Install &/or Replace.

Bathroom +

		Bathroom Lifespans Provides rough lifespan ranges under normal use, including bathroom components. Actual performance may vary based on moisture, ventilation, usage & maintenance. Values are general guidance only.
		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.
		Holding Tank Attention was given to unit mounting, venting, safety components, temperature controls & visbile operation. TPR Temperature pressure, relief valve
		The Main Heating Unit(s) Observations included mounts, venting, ducts, filters, clearances & visible performance. Dirty / Rust / Calcification. Clean / Repair / Maintain. 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 +

⚠️ Mechanical Observations

1. Heating: Schedule professional servicing for all heating equipment.

2. Filters: Replace HVAC & appliance filters routinely as part of normal upkeep.

3. Clearance: Keep mechanical areas clear to allow safe access & proper airflow.

4. Drain: Maintain & clean drains to help prevent blockages & backups.

5. Emergency Shut-Offs: Label shut-offs clearly & familiarize occupants

6. Flood Ready: Leak detection or smart water monitoring devices recommended.

7. Records: Obtain maintenance records, permits & transferable warranties.

8. Note Scope: Low-voltage systems are excluded due to SOP limitations.

9 Exposed spray foam insulation was noted at the rim joist. Fire-retardant protection is recommended where required.

10 Central vacuum system was not tested and is outside the scope of this inspection.

11 Furnace ductwork appears consistent with the 2018 code era. Consider sealing duct joints with foil tape to reduce heat loss and improve efficiency.

12 Minor staining was noted at the main drain.

13 Consider a precision tune-up and cleaning of the furnace.

14 Consider professional cleaning of the ductwork.

End Statement:

Routine servicing and timely repairs are recommended to help ensure safe operation, extend equipment life & 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.

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Safety Overview
Site Limitations	⚠️ Weather - Visibility - Access - 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: Functioning as Intended

Roof System
Method of Inspection	◻️ Ladder at edge & drone
Roofing Surface	◻️ Material: Asphalt - Age; Unknown
Drainage Path	◻️ System: Trough & Downspouts
Ventilation System	◻️ Box Vent(s) - Soffit

Exterior Overview
Cooling Type(s)	◻️ Location: Sideyard - Unit: A/C - Age:####
Main Fuel Shutoff	◻️ Location: Side Yard
Envelope Cladding	◻️ Material: Stucco & Brick - Stone Veneer
Steps & Guards	◻️ Materials: Concrete Stairs & Metal Railing
Barriers & Walls	◻️ Material: Wood (fence)
Grade & Ground Cover	⚠️ Terrain: Negative Slope - 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)

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Interior Overview
Thermostat Location	◻️ Location: Main Level - Restored to original
Walls & Ceilings	◻️ Material: Drywall
Flooring Surfaces	◻️ Material: Hardwood - Tile - Carpet
Other Features	◻️ Type: NG Fireplace

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

Mechanical System
Heating Unit(s)	◻️ Type: Hydronic Furnace- Age: Undetermined
Heating Fuel Source	◻️ Type: Natural Gas - Primary
Water Heater Unit	⚠️ Type: Not Present (HOLDING TANK)
Water Heating Fuel	⚠️ Type: Not Present
Plumbing System	◻️ Public Water: PEX - City Sewer: ABS
Water Main Shutoff	◻️ Location: Mechanical Room
Back Flow Valve	◻️ Installation: Present
Electrical Service	⚠️ Entry: Underground - Material: Unknown
Service Disconnect	◻️ Location: Not Present
Main Panel Interior	◻️ Location: Mech Room - Ground: Unknown
Electrical System	◻️ Service: 150AMP - 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

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