401-111 Rouleau Street SW

Twenty20 & Co Inc

401-111 Rouleau Street SW May 3, 2026 at 7:21pm MDT

May 1, 2026

"Designed to tell the real story."

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⚠️ Property Specs

the

	May 1, 2026
	401-111 Rouleau Street SW Calgary, AB
	Condominium
	Partly Sunny
	Agent & Client
	Kendall Springall
	Molly Klein 640 Regent Street mklein@gmail.com 4035231672
	Jim Jones
	2:05PM Start Time

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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."

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thank you	5
disclaimer stuff.	6
icons & legends	7
the summary	8
Exterior	10
Interior	14
Kitchen	23
Laundromat	27
Bathroom	29
Mechanical	34
the insurance	38
the playbook	40
72 seconds	41

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,

Kendall Springall

5878926162
kspringall2020@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

Exterior

Balcony Access / Door(s): 🔎 Issue: Rubbing / Sticking
Action: Clean / Repair / Maintain T: 🟤 DoorTech/DIY
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep.

Interior

Interior Window(s) : 🔎 Issue: Blown Seal / Compromised
Action: Repair &/or Replace T: 🟤 Window Tech L: Bedroom
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed. Over time, efficiency or performance may be reduced.

Interior Door(s) ⠀: 🔎 Issue: Rubbing / Sticking
Action: Correct / Adjust / Verify T: 🟤 Door Tech
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed. Location: X2 primary closet & office.

Smoke - CO Detector(s). : 🔎 Issue: No CO Unit(s)
Action: Install / Replace T: 🟡 Electrical
Notes: Attention - Issue(s) should be addressed in a timely manner. Reduced function may limit early warning capability.

the

Kitchen

Kitchen Outlet(s) : 🔎 Issue: NO GFCI / RISK
Action: Install &/or Replace T: 🟡 Electrical
Notes: Attention – Issue(s) should be addressed in a timely manner to prevent shock or equipment damage. This could lead to shock, overheating, or system failure. X2

Bathroom

Plumbing Floor Drain(s): 🔎 Issue: Slow Drain / Clogged
Action: Further Evaluate / Repair T: 🔵 Plumbing
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed. Over time, this may restrict flow/drainage.

Bathroom Sink Drain(s) : 🔎 Issue: Slow Drain / Clog
Action: Further Evaluate / Repair T: 🔵 Plumbing
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. Continued use may lead to leaks or drainage issues.

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

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.
		Cladding / Surface(s) Inspected for cracks, gaps, clearance from grade, installation & surface deterioration. See also Insurance Section. Cladding / Surface(s) Reviewed for common defects
		HVAC Utility Vent(s) Inspected for installation, fittings, clearances, penetrations & sealant condition. Exterior Pathway(s) Inspected for surface condition, levelness, cracking, trip hazards & drainage affecting safe use and water flow.

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. Rubbing / Sticking. Clean / Repair / Maintain.
		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.
		The Balcony Baseline Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes the walking surface, guardrails, drainage, and visible structural connections. Accessible areas are checked for cracking, corrosion, rot, loose fasteners, and signs of water intrusion or improper slope. The review is limited to observable conditions without load testing, removing finishes, or evaluating concealed waterproofing or structural components.

Exterior +

⚠️ Exterior General Notes

1. Cladding: Fading, discoloration, and general wear were observed consistent with exposure to the elements.

2. Windows: Surface wear and visible markings were observed.

3. Doors / Thresholds: Surface wear, scratches, and finish deterioration were observed.

4. Trim / Sealants: Weathering was observed consistent with age and normal exterior exposure.

End Statement: Visible wear and deterioration should be addressed as part of routine maintenance. Homeowners are encouraged to 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.

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. Rubbing / Sticking. Correct / Adjust / Verify. Door Hinge. ‌
		Interior Window(s) Observations included glazing, operation, seals, & conditions affecting performance. Blown Seal / Compromised. Repair &/or Replace. 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. No CO Unit(s). Install / Replace.
		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 +

⚠️ Interior General Notes

1. Walls / Ceilings: Visible wear, including nicks, dings, discoloration, and minor surface imperfections consistent with age.

2. Interior Windows: Visible discoloration and evidence of past condensation were observed. Maintaining proper ventilation and airflow is recommended.

3. Interior Doors: Minor hinge alignment issues were observed. Condition is considered typical with age and use.

4. Baseboards / Casing: Scratches, blemishes, and minor separation were observed consistent with normal expansion and contraction.

5. Flooring: Scuffs and surface variations were observed consistent with age and normal occupancy.

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

Interior +

The Interior Baseline

𝗜𝗻𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Interior components and finishes are reviewed for presence, general condition, visible damage, and basic operation where applicable. This includes commonly accessible areas and systems such as entry spaces, walls, ceilings, floors, trim, doors, windows, stairs, electrical components, lighting, life safety devices, heating and cooling distribution elements, and other visible interior features typically found within the living space of the home.

Interior +

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

Interior +

		Thermal Dryer(s) ‎
		Thermal Toilet(s) ‎

Interior +

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. Install &/or Replace. 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 +

⚠️ Kitchen General Notes

1. Cabinetry: Doors, drawers, and cabinet boxes showed wear, misalignment, and signs consistent with normal use and storage.

2. Sealant: Depleted sealant was observed around the faucet and at the backsplash. Resealing is recommended to help prevent moisture intrusion.

3. Sink / Drain: Residue and slight odors were observed at the sink and drain area.

4. Appliances: All appliances require cleaning inside and out as part of normal maintenance and 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 +

⚠️ Laundry General Notes

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

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

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

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

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

Bathroom

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

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. Improve / Secure.

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 +

⚠️ Bathroom General Notes

1. Surfaces: Wear, staining, and moisture-related effects consistent with normal use.

2. Cabinetry / Counters: Misalignment and moisture exposure consistent with normal use.

3. Fixtures / Hardware: Towel bars, TP holders, and similar items require periodic tightening.

4. Drains / Overflow: Residue and slight odors noted. Overflow should be checked for snug fit and tested periodically.

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

Bathroom +

		Bathroom Ventilation Bathroom exhaust fans help remove excess moisture created during bathing and showering. Running the fan during use and for at least 15–20 minutes afterward helps reduce humidity, which can prevent condensation, microbial growth, peeling finishes, and moisture damage to walls, ceilings, and nearby materials. Regular use and periodic cleaning of the fan grille improve performance and indoor air quality.
		The Bathroom Baseline Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes cabinetry, countertops, sinks, faucets, visible plumbing, appliances, wall and ceiling finishes, and electrical receptacles. Accessible areas are checked for leaks, staining, loose or damaged finishes, improper clearances, and signs of moisture intrusion. The review is limited to observable conditions without moving appliances, dismantling components, or evaluating concealed plumbing, electrical, or ventilation systems.

Mechanical

M BACK TO SUMMARY		Report Legend Explains reports symbols.
		Electrical Panel(s) ⠀ Assessing breakers, wires, bond, 30" clearance, corrosion & damage. See also Insurance Section. The Breakers Visually examined for common defects.
		Plumbing Waterlines Inspected for support, connections, leaks & visible corrosion or damage. See also Insurance Section. Water Main Shutoff ⠀ Assessing valve operation & signs of leakage, corrosion, or damage. See also Insurance Section.
		Main Heating Supply Observations included mounts, venting, ducts, filters, clearances & visible performance. Thermostat(s) Set to test & restored to original settings.

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 +

⚠️ Mechanical General Notes

1. Note Scope: Low-voltage systems are not inspected due to SOP limitations and variable performance.

2. Records: Obtain maintenance history, permits for modifications, and any transferable warranties.

3. Emergency Shut-Offs: Re-label all shut-offs so occupants can easily locate and operate them.

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

5. Filters: Replace all appliance filters routinely as part of normal upkeep.

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

7. Flood Ready: Consider leak detection or smart water monitoring devices near plumbing and appliances.

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

Mechanical +

The Mechanical Baseline

𝗠𝗲𝗰𝗵𝗮𝗻𝗶𝗰𝗮𝗹 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Mechanical components and systems are reviewed for presence, general condition, visible damage, and basic operation where applicable. This includes commonly accessible heating, cooling, and ventilation equipment, water heating equipment, visible piping and ductwork, pumps, valves, and associated controls. Supporting components and other mechanical features typically found within the home are also visually reviewed where present.

𝗦𝘁𝗿𝘂𝗰𝘁𝘂𝗿𝗲 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱
Structural components are reviewed for presence, general condition, and visible signs of damage or movement where applicable. This includes commonly accessible foundation surfaces, framing elements, beams, posts, columns, load-bearing walls, and other visible structural features. The review focuses on observable conditions within accessible areas and does not include engineering analysis or invasive evaluation.

the

Safety Overview
Site Limitations	⚠️ Visibility - Access - Height
Inspection Type	◻️ Pre-Purchase Inspection (non-exhaustive)
Property Vacancy	◻️ Occupied & Furnished (restrictive)
Smoke & CO	A Missing CO Units: Not in required locations
Egress Windows	◻️ Location: All Bedroom(s): Present
Stairs & Handholds	◻️ Structure: Functioning as Intended

Roof System
Method of Inspection	◻️ Not Inspected / Not Applicable
Roofing Surface	◻️ Not Inspected / Not Applicable
Drainage Path	◻️ Not Inspected / Not Applicable
Ventilation System	◻️ Not Inspected / Not Applicable

Exterior Overview
Cooling Type(s)	⚠️ Temp: Not Tested
Main Fuel Shutoff	⚠️ Location: Undetermined
Envelope Cladding	◻️ Material: Brick
Steps & Guards	◻️ Not Inspected / Not Applicable
Barriers & Walls	◻️ Material: Not Present / Not Applicable
Grade & Ground Cover	◻️ Terrain: Flat & Level - Vegitation
Hardscape Surfaces	◻️ Material: Paths: Concrete

Garage Systems
Fire Seperation	◻️ Not Applicable
Safety Auto Reverse	◻️ Status: Not Applicable
Heating Equipment	◻️ Status: Not Applicable

Attic System
Hatch & Insulation	◻️ Status: Not Applicable
Sheathing & Poly	◻️ Status: Not Applicable

the

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

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

Mechanical System
Heating Unit(s)	◻️ Type: Boiler System / Hydronic - Age: Unknown
Heating Fuel Source	◻️ Not Inspected / Undetermined
Water Heater Unit	◻️ Not Inspected / Undetermined
Water Heating Fuel	◻️ Not Inspected / Undetermined
Plumbing System	◻️ Public Water: PEX - City Sewer: ABS
Water Main Shutoff	◻️ Location: Front Closet
Back Flow Valve	⚠️ Installation: Unknown
Electrical Service	⚠️ Entry: Underground - Material: Unknown
Service Disconnect	⚠️ Location: Unknown - No Main Disconnect
Main Panel Interior	◻️ Location: Bedroom - Ground: Unknown
Electrical System	◻️ Service: 100 AMP - Branch: Copper

Structure System
Roof Structure	⚠️ Type: Undetermined - Unknown
Exterior Wall System	◻️ Type: Concrete
Structure System	◻️ Type: Concrete
Foundation System	◻️ Type: Poured Concrete
Structural Observ.	◻️ Notes: Typical shrinkage cracking

the

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