19 Whitecloud Way
Twenty20 & Co Inc
19 Whitecloud Way
May 4, 2026 at 8:38am MDT
Apr 28, 2026
"Designed to tell the real story."
the summary
⚠️ Tap Here
the insurance
⚠️ Property Specs
the
elements
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Apr 28, 2026 |
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19 Whitecloud Way Banff, AB |
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Detached |
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Sunny |
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Agent & Client |
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Tyson Saelzer |
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David & Rachel Sorenson NA drsorenson@gmail.com 4035551234 |
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Robert Stefano |
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11:00AM Start Time |
the
method
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,
Tyson Saelzer
disclaimer
stuff.
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 &
legends
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It’s a snap! Here are some key terms you’ll see throughout. |
| Iconography | Used for clarity. |
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Immediate Attention |
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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
summary
Roof
Composite Roofing:
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Issue: Fasteners Secured through face
Action: Further Evaluate T: ⚫ Roofer L: Roof
Notes: Observation – Issue(s) should be monitored; plan for maintenance.
Action: Further Evaluate T: ⚫ Roofer L: Roof
Notes: Observation – Issue(s) should be monitored; plan for maintenance.
Exterior
Exterior Penetrations:
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Issue: Missing Sealant
Action: Seal / Maintain T: 🟠 Ext-Envelope L: Multiple Areas
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Observed at HVAC ducting.
Action: Seal / Maintain T: 🟠 Ext-Envelope L: Multiple Areas
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep. Observed at HVAC ducting.
Garage
Garage Lights / LED Discs:
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Issue: Staining / Repairs Noted
Action: Ask for information T: 🟤 Interior Fin L: Garage
Notes: Observation – Issue(s) should be monitored; plan for correction.
Action: Ask for information T: 🟤 Interior Fin L: Garage
Notes: Observation – Issue(s) should be monitored; plan for correction.
Laundromat
Laundry Outlet:
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Issue: NO GFCI/Safety
Action: Recommend Upgrading T: 🟡 Electrical L: Laundry Room
Notes: Observation – Outlet near sink was not GFCI protected. Recommend installing near all water sources.
Action: Recommend Upgrading T: 🟡 Electrical L: Laundry Room
Notes: Observation – Outlet near sink was not GFCI protected. Recommend installing near all water sources.
the
summary
Mechanical
Furnace:
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Issue: Signs of past leaks
Action: Service Advised T: 🟢 HVAC L: Mechanical Room
Notes: Service Recommended – Issue(s) should be addressed by a qualified professional. If left as is, this could impact performance and/or reliability. Past leaks observed at inducer motor & condensate lines
Action: Service Advised T: 🟢 HVAC L: Mechanical Room
Notes: Service Recommended – Issue(s) should be addressed by a qualified professional. If left as is, this could impact performance and/or reliability. Past leaks observed at inducer motor & condensate lines
A/C Air Conditioner :
🔎
Not Inspected
Reason: Weather Related: Inspection was limited due to weather conditions that prevented full access or accurate evaluation.
Reason: Weather Related: Inspection was limited due to weather conditions that prevented full access or accurate evaluation.
Roof
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Report Legend
Explains reports symbols.
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Roof Observations - Material
Synthetic/Composite Shingle. Reviewing condition, flashings, drainage flow, debris, & intrusion points. See also Insurance Section.
Roof Observation - Condition
Have seller provide brand and colour for future reference. Enviroshake (suspected) is a popular brand in this area.⠀
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Roof Observation - Flashing
Inspected for presence and condition.
Roof Observation - Sealant
Sealnt requires maintenance over time.⠀ ⠀
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Soffit(s) & Fascia(s)
Attn. given to ventilation openings, attachment, clearance & visible staining or obstructions.
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Roof
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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.
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Support Photo
Composite roof tiles typically have a life expectancy of 30 to 50 years, with some high-quality options lasting even longer. They require minimal maintenance compared to traditional roofing materials. Regular inspections and occasional cleaning to remove debris are generally sufficient to keep them in good condition. Unlike wood, they resist rot and insect damage, and unlike metal, they do not rust.
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Roof Ridge Vent
These continuous vents are at the very apex of a sloped roof that allow air to exit.
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Roof
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Box Vent
Earned its name by simply looking like a small box on the roof. Responsible for ventilation.
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Roof Exhaust Vent
Responsible for ventilation on roof assemblies. A very important component!
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Roof Plumbing Stack
A part of a network that allows air to enter a plumbing system to maintain proper pressure.
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Fireplace Exhaust
A type of natural draft system that uses a special pipe to carry combustion gases out of your home. Sealant around chase cap penetrations requires maintenance over time. Monitor.
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Roof
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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.
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Gram-Shot ⭐️
❤️
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Roof
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⚠️ Roof General Observations
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Roof
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The Roof Baseline O.W.L
𝗥𝗼𝗼𝗳 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Roof 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. |
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Exterior
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Report Legend
Explains reports symbols.
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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.
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Exterior Outlet(s).
Inspected for safety, GFCI presence (using a standard plug tester.)
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Additional Vent(s)
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Exterior
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Cladding / Material(s)
Inspected for cracks, gaps, clearance from grade, installation & surface deterioration. See also Insurance Section.
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Foundation / Structure
Inspected for flaking, cracking, displacement, moisture indicators & visible movement.
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⚠️ 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.
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Exterior
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Exterior Pathway(s)
Inspected for surface condition, levelness, cracking, trip hazards & drainage affecting safe use and water flow.
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Site Grading
Should drop a minimum of 6" every 10 feet away from the home. See also Insurance Section.
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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.
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Exterior
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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.
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Electrical Entry.
Observations include service attachment, drip loop, clearance & visible damage or corrosion
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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.
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Exterior
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Focus Feature Page
These are photos related to the same component or system.
AC Data Plate(s)
Unit detail(s). See also Insurance Section. MFG: 2018
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AC Disconnect(s) ⠀⠀
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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.
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Exterior
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Focus Feature Page
These are photos related to the same component or system.
Balcony Access / Door # 2
Inspected for sealing, glazing, hardware, drainage, & signs of damage, air leakage, or intrusion. Not Accessible: Area or item could not be accessed at the time of inspection and was therefore not evaluated.. Not Inspected
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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.
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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.
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Exterior
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Retaining Wall(s)
Visually inspected for damage, cracks, leaning, bulging, moisture damage, and wear or compromised integrity.
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Retaining Wall Baseline
Retaining Wall(s) – Areas Inspected Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes retaining wall faces, caps, posts or reinforcing elements, drainage provisions, and adjacent grading or surface conditions. Accessible areas are checked for cracking, bulging, leaning, settlement, displacement, moisture staining, or erosion at the wall and surrounding soils. The review is limited to observable conditions without excavation, dismantling components, or evaluating concealed footings, reinforcement, or subsurface drainage systems. |
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Exterior
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Extra Photos
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BBQ Gas Line x 3
Not Tested. Observed at ground level back door and both balconies.
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Name of Component (E)
Outside of SOPs: Item falls outside the Standards of Practice and is not included in the scope of this inspection.. Not Inspected
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Exterior
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Exterior
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Exterior
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⚠️ Exterior General Notes
1. Cladding: Visible fading, discoloration, and general wear from exposure.
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Exterior
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The Exterior Baseline
𝗘𝘅𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Exterior 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. |
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Garage
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Report Legend
Explains reports symbols.
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Garage Overhead Door Motor x2
Review focused on the support mount, basic operation, safety & visible indicators affecting function. MyQ App compatible.
Garage Safety Track Sensor(s)
Observations included sensor presence, alignment, height & response during basic operational testing.
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Garage Overhead Door(s)
Attention given to door panels, tracks, hardware, balance, & general operation. See also Insurance Section.
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Garage
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Garage Weather Stripping
Protects the garage from weather-related intrusion & improves the overall insulation.
Support Photo
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Garage Keypad
Digital door control. Get the code or documentation on how to re-program these.
Garage Door Wall Control
Don't forget to ask the seller to leave behind the remote(s). The average lifespan of a motor is 10-12 years.
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Garage Door Power
The disconnect for the overhead doors is located directly beside the light switch.
Garage Outlets
Tested for anomalies.
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Garage Shelving
For your records. Have seller disclose what is to remain.
Garage Shelving
Be careful how much weight you put on DIY shelving.
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Garage
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Support Photo
Repair located around light below deck.
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Garage
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Garage Ceiling & Wall
Overhead upper surface of the inside of a room. Finished / Sealed.
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Garage Spring & Safety Pull
Every Six Months: A little spritz to the torsion springs will aid in lifting & extend the lifespan of the spring itself.You don't need to lubricate the tracks, but ensuring they're clean is essential to your door's functionality. |
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Garage
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Thermostat(s)
Set to test & restored to original settings. Controls the hydronic heating.
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Garage Man Door
Entry Point. Tested for self closing operation.
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Garage
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⚠️ Garage General Notes
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Garage
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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.
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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.
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Attic
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Report Legend
Explains reports symbols.
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Support Photo
The attic hatch insulation should match the levels in the attic. R10 installed on hatch. R40 present in attic.
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Sheathing / Roof Decking
Observations include material type, fastening pattern, visible sagging or deflection, moisture staining, delam & signs of past or active deterioration.
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Insulation - Depth
Observations included insulation depth, vapour barrier presence, coverage consistency, & visible gaps. See also Insurance Section. R40 insulation levels.
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Attic
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Attic Hatch Skirt
Also known as the hatch box. This type of surround is built as a sort of insulation STOP. To prevent insulation from falling out.
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Insulation Stops
Otherwise known as soffit stops, these provide a channel for air to flow for proper ventilation.
Support Photo
Venting from the soffits to the roof vents.
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Attic Bathroom Exhaust
This removes humid, hot air by ventilation through the pipe & out the roof.
Attic Bathroom Fan
This should always be fully sealed where the ducting meets the roof penetration.
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Insulation
For maximum energy efficiency, attics should be sealed, insulated, & well ventilated.
Support Photo
Undusturbed insulation.
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Attic
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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.
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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.
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Interior
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Report Legend
Explains reports symbols.
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Outlet(s)
Inspected for operation, secure mounting, polarity, grounding, cover condition & visible wiring concerns.
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Interior Door(s) ⠀
Attention given to alignment, operation, hardware, hinges, latching, & indicators affecting use.
Door Hinge.
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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.
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Interior
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General Ceilings / Walls
Visually examined for common defects.
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General Flooring
Visually examined for common defects.
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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.
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Interior
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Fireplaces x 2
Review focused on fuel type, structure, visible chimney/venting, flue, firebox, damper operation, and potential safety hazards.
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The Fireplace Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes the fuel type, firebox, hearth, mantel, damper, and visible portions of the chimney and flue. Accessible areas are checked for soot accumulation, creosote buildup, cracks, or moisture intrusion. The review is limited to observable conditions without dismantling components or conducting internal chimney inspections.
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Interior
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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. *Expires in 2028*
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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.
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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.
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Interior
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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.
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Stats set back
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Stove / Oven Off
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Dishwasher Off / Open
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Interior
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⚠️ Interior General Notes
1. Walls/Ceilings: Visible wear ( knicks & dings ), discoloration, and minor surface imperfections consistent for age.
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Interior
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Extra Photos
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Electric Blinds
These will need tweaking & cleaning from time to time. *All electric blinds tested and functional. Ensure the remotes are left behind*
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Moisture Meter
Used to measure the percentage of water in a given product. Spot checks were performed.
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Interior
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Security System
A method by which a building is secured through a system of interworking components & devices. Outside of SOPs: Item falls outside the Standards of Practice and is not included in the scope of this inspection.. Not Inspected
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Gas Fireplace
Visually examined for common defects.
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Interior
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Support Photo
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Interior
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In Floor Heat Thermal Scan(s)
Main Bathroom. All areas were thermal scanned for the presence of in floor heat. Only a representative amount of images were included.
Thermal Ensuite Bathroom
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Thermal Half Bathroom
Thermal Spare Bedroom
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Thermal Spare Bedroom
Thermal Primary Bedroom
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Thermal Garage
Thermal Kitchen
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Interior
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The Interior Baseline
𝗜𝗻𝘁𝗲𝗿𝗶𝗼𝗿 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Interior 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. |
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Interior
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Focus Feature Page
These are photos related to the same component or system.
Thermal Heat Supply
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Thermal Ceilings
Thermal Wall(s)
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Thermal Window(s)
Thermal Door(s)
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Hot Water Thermal
Thermal P-Trap(s)
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Interior
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Thermal Washer/Dryer (main)
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Seconday Washer/Dryer Thermal
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Interior
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Thermal Toilet(s)
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Thermal Heated Towel Rack
Thermal Bar Fridge
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Thermal Attic Hatch
Thermal Hydronic Manifold
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Thermal Main Dishwasher
Thermal Wet Bar Dishwasher
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Interior
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Thermal Fridge/Freezer
Thermal Cooktop
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Thermal Oven
Thermal Steam Oven
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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.
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Interior
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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 |
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Kitchen
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Report Legend
Explains reports symbols.
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Kitchen Outlet(s)
Inspected for secure mounting, GFCI protection, polarity, grounding, cover condition & visible wiring concerns affecting safe use.
Steam Oven
Not tested. Ensure seller leaves manuals for appliances behind.
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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.
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Stovetop(s) / Cooktop(s)
Inspected for basic operation, burner function, surface condition & safety concerns. Induction cooktops require special pots and pans.
Oven(s)
Inspected for operation, interior condition, door sealing & visible safety concerns.
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Kitchen
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Hood Fan(s) / OTR
Attention was given to general operation, connections, & ventilation path where visible.
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Kitchen Faucet(s), Sink(s) & Drain(s)
Reviewed, focused on operation, temperature, mounting, drainage, odors & leakage indicators.
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Kitchen P-Trap(s)
Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
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Kitchen
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The Garb.
A Garbage Disposal, AKA the Garburator, is an electric device installed under a kitchen sink. It shreds food waste into small pieces to pass through plumbing. Maintenance includes running cold water during use, avoiding fibrous or hard waste, and cleaning with ice cubes or vinegar for freshness. Safety tips: Never insert hands or objects when it's on; use tongs for removals. Proper use and regular cleaning prevent clogs and extend its lifespan, ensuring efficient waste management in your kitchen.
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Kitchen
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Prep Sink
Generally, some mild soap & nylon sponge or soft rag works great for daily cleaning.
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Bar Sink
Generally, some mild soap & nylon sponge or soft rag works great for daily cleaning.
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Kitchen
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58
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Bar Fridge
For your records.
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Bar Dishwasher Drawer
Monthly cleans advised to prevent a build-up of germs & to maintain a good seal.
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Kitchen
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59
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⚠️ Kitchen General Notes
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Kitchen
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60
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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.
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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.
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Laundromat
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Report Legend
Explains reports symbols.
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Laundry Washer Machine
Reviewed, focused on plumbing connections, hoses, drains, seals & visible leakage.
Inside The Washer
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Laundry Dryer(s).
Attention given to operation, temperature variance, vent connections & lint accumulation.
Inside The Dryer
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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.
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Laundromat
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Focus Feature Page
These are photos related to the same component or system.
Laundry Faucet(s) & Sink(s)
Reviewed, focused on operation, temperature, mounting, drainage, odors & leakage indicators.
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Sink Drain(s)
Water Shut-off(s) ⠀⠀⠀
Inspected for leaks & other common issues.
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Laundry P-Trap(s)
Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
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Laundromat
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Extra Photos
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Laundry Water Lines
Don't forget to turn these off when away for extended periods. * rubber washer supply lines typically have a shelf life of five years. Check expiration date and replace if needed*
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Dryer Exhaust
For your records.
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Laundromat
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2nd Laundry Room Dryer
Dryer is exhausted through a flex line that connects to a hard line.
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Laundromat
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65
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⚠️ Laundry General Notes
1. Surfaces: Walls, ceilings, and flooring show lint, scuffs, and minor moisture effects from routine use.
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Bathroom
66
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Report Legend
Explains reports symbols.
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Bathroom Outlet(s)
Tested for anomalies. Outlets are GFCI protected. Reset it is located in the main bathroom.
Bathroom Extraction Fan(s)
Observations included basic operation & airflow response using simple draw testing. *Primary ensuite Fan too high for TP test*
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Overview Shower / Bathtub
Focused on fixtures, connections, operation, overflows & surrounds.
Plumbing Floor Drain(s)
Observations included drainage flow, blockage signs, backups, odors & leakage indicators.
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Bathroom Water Faucet(s)
Operated to assess function, flow, mounting, sealing & signs of leakage, corrosion, or wear.
Bathroom Sink Drain(s)
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Bathroom
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67
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Bathroom P-Trap(s)
Checked for drainage, trap configuration, connection security, leakage indicators & visible corrosion.
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Toilet(s)
Reviewed for stability, operation & visible leakage. X3 flush test per unit.
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Bathroom
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68
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General Ceilings / Walls
Visually examined for common defects.
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General Flooring
Visually examined for common defects.
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Main 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.
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Bathroom
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Focus Feature Page
These are photos related to the same component or system.
Steam Thermostat(s)
Set to test & restored to original settings.
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Steam Generator(s)
Observed for presence, mounting, connections, leakage indicators, controls & visible wiring or piping concerns. *Location - Garage*
Steam Nozzle(s)
Observed for mounting, discharge condition, blockage indicators & surrounding surface condition.
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The Steam Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes wall and ceiling finishes, seating, door assembly, steam head location, and visible control components. Accessible areas are checked for moisture damage, staining, loose finishes, microbial growth, and improper sealing. The review is limited to observable conditions without operating the steam generator, removing finishes, or evaluating concealed waterproofing or ventilation systems.
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Bathroom
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Extra Photos
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Bathroom
71
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Bathroom Fan(s)
Draws out stale, impure & very humid air thereby improving the quality of indoor air. Bath fans are interconnected to the HRV system.
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Bathroom
72
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Overflow Drain(s)
Without an overflow drain, you might rush into the bathroom to find water spilling onto the bathroom floor, soaking everything in sight.Where does the water flow? Water enters the tub/sink overflow hole & immediately drops down a pipe. This same pipe connects to the drain; overflow water travels the same path as the water that usually drains from your tub/sink. Tested by filling the basin or cupping for a couple of minutes, then examining the floor below with a thermal or a moisture meter.**All overflow drains were tested for leaks. None noted on day of inspection** |
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Bathroom
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⚠️ Bathroom General Notes
1. Surfaces: Walls, ceilings, and flooring wear, staining, and moisture-related effects from normal use.
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Bathroom
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74
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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.
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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.
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Mechanical
75
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Report Legend
Explains reports symbols.
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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.
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Indirect Hot Water Unit
Attention was given to unit mounting, venting, safety components, temperature controls & visbile operation.
Hot Water Data
Unit detail(s). See also Insurance Section. Unable to discern age from serial. Suspect original (2018).
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Heating Unit Data Plate
Unit detail(s). See also Insurance Section. Manufactured in 2018.
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Mechanical
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Furnace Filter
This protects parts like the blower from debris & particulates & should be changed often.
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A/C Air Conditioner
AC filters, coils, & fins require reg maintenance for the unit to function effectively throughout the years. Ask seller to disclose functional status. Unable to operate due to low exterior ambient temperatures. Weather Related: Inspection was limited due to weather conditions that prevented full access or accurate evaluation.. Not Inspected
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Mechanical
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77
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Ducting Damper
Responsible for regulating the flow of air inside a duct or chase to different zones in the home.
Support Photo
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Air Make-Up
Designed to “make up” the air in the space that has been removed due to process exhaust fans.
Support Photo
Associated duct damper
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Equipment Interface Module
Connects all of the thermostats to the associated equipment.
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Mechanical
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Humidifier
These connect to a heating system to deliver moist air throughout the house.
Humidifier Filter
These should be changed or cleaned every 3-4 months depending on use.
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Humidistat
This automatically regulates the humidity of the air. Locsted on the ductwork adjacent the humidifier.
Humidifier Water Valve
Humidifier was operational.
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Mechanical
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Plumbing Waterlines
Inspected for support, connections, leaks & visible corrosion or damage. See also Insurance Section.
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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.
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Mechanical
80
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Boiler System
This manages the temperature of liquids circulating through an exchanger.
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Boiler Data Plate
This usually contains model & serial #. It also contains the birth date & other important info. Manufactured in 2018.
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Mechanical
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81
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Focus Feature Page
These are photos related to the same component or system.
Thermostat(s)
Set to test & restored to original settings. Multiple locations throughout.
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Circulation Pump(s)
Checked for operation, mounting security, vibration, leakage indicators & visible wiring or connection concerns.
Support Photo
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The Hydronic Baseline
Components are reviewed for presence, general condition, and visible signs of damage or deterioration where accessible. This includes the boiler or heat source, manifolds, visible piping, controls, and thermostats. Accessible areas are checked for leaks, corrosion, improper support, or signs of past moisture intrusion. The review is limited to observable conditions without dismantling components, pressure testing the system, or verifying internal piping integrity beneath finished surfaces.
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Mechanical
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Support Photo
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Expansion Tank
Used to protect from excessive pressure.
Brand Name
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Boiler Electrical Disconnect
Used to disconnect the power. Required as a "disconnecting means" within sight of the unit.
Zone control
Visually examined for common defects.
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Hydronic Manifold(s) x3
Observed for mounting, valve condition, labeling, leakage indicators & visible piping connections.
Support Photo
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Mechanical
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83
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The HRV
Heat Recovery Ventilators exchanges indoor and outdoor air, using heat from outgoing air to warm incoming fresh air, optimizing energy use and improving indoor air quality. Excellent at reducing heating costs and preventing moisture buildup.
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HRV Unit(s)
Reviewed, focused on operation, airflow, filter condition & visible ventilation connections. Model #RNC200.
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Mechanical
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84
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Focus Feature Page
These are photos related to the same component or system.
More
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Rim Joist Insulation
Spray foam at rim joists. Consider protecting with a thermal barrier in mechanical areas.
Rim Joist Example
The outer board capping floor joists. Inspected for damage, moisture, air leaks, insulation presence, and pest activity.
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Frost Wall
Frost Wall Example
A foundation wall below grade. Inspected for cracks, moisture intrusion, movement, and insulation/air sealing issues.
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Joist
These serve to provide stiffness to the subfloor sheathing & spread the load.
Beam
The structural element that primarily resists loads applied laterally.
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Mechanical
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Water Softener
Responsible for removing calcium & magnesium ions from hard water & replaces them with sodium ions.
Water Softener INSIDE
These work to remove high concentrations of calcium that cause hard water. Keep it topped up.
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Recirculation Pump
Used to push hot water so that any faucet or shower will provide hot water (quicker).
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Radon Rough-In
This consists of a porous layer & a barrier beneath the slab & radon piping that extends from below the slab.
Back Flow / Valve
Prevents sewage backup into a home during heavy rains or blockages. Not observed. No drain access observed. Ask seller for location.
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Low Voltage
Anything with 50 volts or less is considered low voltage. Low voltage boxes not inspected. Outside governing standards of practice.
Support Photo
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Mechanical
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GFCI Breakers
Ground Fault Circuit Interrupter. Inspected for presence & function. Protects exterior electrical receptacles.
Arc Fault Circuit Interrupter
An AFCI detects the signature of loose connections in home wiring. Protects the Bedrooms.
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Ground Wire
Serves as an alternate path for the current to flow back to the source.
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Inside Electrical Panel
PLEASE, never remove the panel cover to access the breaker. Leave this to the pros.
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Mechanical
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87
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⚠️ Mechanical General Notes
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Mechanical
+
88
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The Mechanical Baseline
𝗠𝗲𝗰𝗵𝗮𝗻𝗶𝗰𝗮𝗹 – 𝗔𝗿𝗲𝗮𝘀 𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗲𝗱Mechanical 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
insurance
| Safety Overview | |
| Site Limitations | ⚠️ 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 | ◻️ Drone ONLY |
| Roofing Surface | ◻️ Material: Synthetic/Composite - Age: Unknown |
| Drainage Path | ◻️ System: Trough & Downspouts |
| Ventilation System | ◻️ Box/Ridge Vent(s) - Soffit |
| Exterior Overview | |
| Cooling Type(s) | ⚠️ Location: Sideyard - Temp: Not Tested |
| Main Fuel Shutoff | ◻️ Location: Side Yard |
| Envelope Cladding | ◻️ Material: Wood & Stone Veneer |
| Steps & Guards | ◻️ Not Present - Not Applicable |
| Barriers & Walls | ◻️ Material: Not Present / Not Applicable |
| Grade & Ground Cover | ◻️ Terrain: Flat & Level - Vegetation |
| 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: Radiant Hydronic |
| Attic System | |
| Hatch & Insulation | ◻️ Location: Prime Closet - Mat: Blown-In |
| Sheathing & Poly | ◻️ Material: OSB - Vap Barrier: Present (ltd vis) |
the
insurance
| Interior Overview | |
| Thermostat Location | ◻️ Location: Multiple Locations: Restored |
| 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: Flex - Water: Rubber/PEX |
| Mechanical System | |
| Heating Unit(s) | ◻️ Type: HE Furnace / Forced Air - Age:2018 |
| Heating Fuel Source | ◻️ Type: Natural Gas - Primary |
| Water Heater Unit | ◻️ Type: Boiler - Age:2018 |
| Water Heating Fuel | ◻️ Type: Natural Gas - Primary |
| Plumbing System | ◻️ Public Water: Copper - City Sewer: ABS |
| Water Main Shutoff | ◻️ Location: Mechanical Room |
| Back Flow Valve | ⚠️ Installation: Unknown |
| Electrical Service | ⚠️ Entry: Underground - Material: Unknown |
| Service Disconnect | ◻️ Location: Not Present |
| Main Panel Interior | ◻️ Location: Mech Room - Ground: Unknown |
| Electrical System | ◻️ Service: 200 AMP - Branch: Copper |
| Structure System | |
| Roof Structure | ◻️ Type: Engineered Truss |
| Exterior Wall System | ◻️ Type: Wood Studs |
| Structure System | ◻️ Type: Engineered Joist & Beam |
| Foundation System | ◻️ Type: Poured Concrete |
| Structural Observ. | ◻️ Notes: No Movement |
the
playbook
Twenty20 & Co Inc
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