1601
Twenty20 & Co Inc
1601, 433 11 Ave SE,
May 1, 2026 at 11:22am MDT
May 1, 2026
"Designed to tell the real story."
the summary
⚠️ Tap Here
the insurance
⚠️ Property Specs
the
elements
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May 1, 2026 |
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1601, 433 11 Ave SE, Calgary, Alberta |
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Attached (CONDO) |
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Sunny 9°c |
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Agent & Client |
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Adam Griffin |
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Austin Wagner Not applicable Austinwagner97@outlook.com 5874349231 |
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Kevin Bamford |
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8:05AM 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,
Adam Griffin
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
Exterior
Exterior Outlet(s). :
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Issue: NO GFCI / Safety
Action: Repair &/or Replace T: 🟡 Electrical L: Outbuilding
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this may increase risk of electrical issues.
Action: Repair &/or Replace T: 🟡 Electrical L: Outbuilding
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this may increase risk of electrical issues.
Balcony Surface Material:
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Issue: Dirty / Stains
Action: Clean / Repair / Maintain
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep.
Action: Clean / Repair / Maintain
Notes: Maintenance – Issue(s) should be resolved as part of general upkeep.
Interior
General Ceilings / Walls:
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Issue: Truss Lift / Cracks
Action: Improve / Secure T: 🟤 Interior Fin L: Family Room
Notes: Attention – Issue(s) should be addressed in a timely manner. Further consequences may occur if not rectified.
Action: Improve / Secure T: 🟤 Interior Fin L: Family Room
Notes: Attention – Issue(s) should be addressed in a timely manner. Further consequences may occur if not rectified.
General Flooring :
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Issue: Floating/Gapping/Towing
Action: Correct / Adjust T: 🟤 Interior Fin
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Action: Correct / Adjust T: 🟤 Interior Fin
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Fireplace(s) ELECTRIC:
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Not Inspected
Reason: Outside of SOPs: Item falls outside the Standards of Practice and is not included in the scope of this inspection.
Reason: Outside of SOPs: Item falls outside the Standards of Practice and is not included in the scope of this inspection.
the
summary
Bathroom
Bathtub & Surround(s):
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Issue: Slow drain/ Clogged?
Action: Correct / Adjust / Verify T: 🔵 Plumbing L: Ensuite
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Action: Correct / Adjust / Verify T: 🔵 Plumbing L: Ensuite
Notes: Service Recommended – Issue(s) should be addressed by a certified professional. If left as is, this could impact performance, safety, and/or reliability.
Mechanical
General Ceilings / Walls:
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Issue: Cracked/ Broke tiles
Action: Install &/or Replace T: 🟤 Interior Fin L: Front Entry
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.
Action: Install &/or Replace T: 🟤 Interior Fin L: Front Entry
Notes: Observation – Issue(s) should be monitored; plan for maintenance or correction as needed.
Water Main Shutoff ⠀:
🔎
Not Inspected
Reason: Undetermined: Results unclear due to conditions or limitations. Further review may be needed to confirm the situation.
Reason: Undetermined: Results unclear due to conditions or limitations. Further review may be needed to confirm the situation.
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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Cladding / Surface(s)
Inspected for cracks, gaps, clearance from grade, installation & surface deterioration. See also Insurance Section.
Cladding / Surface(s)
Reviewed for common defects
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HVAC Utility Vent(s)
Inspected for installation, fittings, clearances, penetrations & sealant condition.
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Exterior
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11
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Drainage System(s)
Inspected for discharge location, flow, secure connections, blockage, slope & conditions directing water away from the structure.
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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.
Balcony Access / Door(s)
Inspected for sealing, glazing, hardware, drainage, & signs of damage, air leakage, or intrusion.
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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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⚠️ 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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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.
Interior Light(s)
Inspected for operation using normal switching procedures & visible deficiencies.
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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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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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Fireplace(s) ELECTRIC
Review focused on fuel type, structure, visible chimney/venting, flue, firebox, damper operation, and potential safety hazards. 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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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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18
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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.
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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
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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 Dryer(s)
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Thermal Toilet(s)
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Interior
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Thermal stove
Support flame
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Dishwasher
Oven
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Return
Ventilation
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Drains
Washer
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Interior
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Faucets
Shower Drains
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Showerheads
Sinks
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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.
Microwave(s) ⠀
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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.
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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Garborator / Sinkorator
Inspected for deficiencies using normal operating procedures. visually inspected to assess function, mounting, electrical connection, discharge piping, and signs of leaks, noise, or vibration.
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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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Kitchen
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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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Bathroom
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Report Legend
Explains reports symbols.
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Bathroom Outlet(s)
Tested for anomalies.
Bathroom Extraction Fan(s)
Observations included basic operation & airflow response using simple draw testing.
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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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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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General Ceilings / Walls
Visually examined for common defects.
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General Flooring
Visually examined for common defects.
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Bathroom
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Bathroom
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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
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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 Breakers
Visually examined for common defects.
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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. Undetermined: Results unclear due to conditions or limitations. Further review may be needed to confirm the situation.. Not Inspected
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Main Heating Supply
Observations included mounts, venting, ducts, filters, clearances & visible performance.
Thermostat(s)
Set to test & restored to original settings.
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Mechanical
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40
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General Flooring
Visually examined for common defects.
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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.
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Mechanical
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⚠️ Mechanical General Notes
Mechanical room was visually inspected. Several access panels were not accessible at the time of inspection and could not be evaluated, which limited the ability to observe all components. The unit is located within a condominium building, and some systems may be shared or restricted from access. It is recommended that access panels be kept clear of storage or belongings to allow proper inspection and servicing. Further information may be available from building management. No other concerns were observed at the time.
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Mechanical
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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. |
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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: Metal - Age: Unknown |
| Drainage Path | ◻️ Undetermined / Further Evaluation |
| Ventilation System | ◻️ Undetermined / Further Evaluation |
| Exterior Overview | |
| Cooling Type(s) | ⚠️ Temp: Not Tested |
| Main Fuel Shutoff | ◻️ Location: Side Yard |
| Envelope Cladding | ◻️ Material: Vinyl & Brick - Stone Veneer |
| Steps & Guards | ◻️ Materials: Concrete Stairs & Metal Railing |
| Barriers & Walls | ◻️ Material: Not Present / Not Applicable |
| Grade & Ground Cover | ◻️ Terrain: Flat & Level - Vegitation |
| Hardscape Surfaces | ◻️ Material: Paths: Concrete - Drive: Concrete |
| Garage Systems | |
| Fire Seperation | ◻️ Proper: Seperation intact & continuous |
| Safety Auto Reverse | ◻️ Status: Functioning as intended |
| Heating Equipment | ⚠️ Unit: Undetermined - Unable to test |
| Attic System | |
| Hatch & Insulation | ⚠️ NO Access - Further Evaluation |
| Sheathing & Poly | ⚠️ No Access - Further Evaluation |
the
insurance
| Interior Overview | |
| Thermostat Location | ◻️ Location: Main Level - Restored to original |
| Walls & Ceilings | ◻️ Material: Drywall |
| Flooring Surfaces | ◻️ Material: Hardwood - Tile - Carpet |
| Other Features |
| 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: Not Present |
| Heating Fuel Source | ◻️ Type: Natural Gas - Primary |
| Water Heater Unit | ⚠️ Type: Not Present |
| Water Heating Fuel | ◻️ Type: Natural Gas - Primary |
| Plumbing System | ◻️ Public Water: PEX - City Sewer: ABS |
| Water Main Shutoff | ◻️ Location: Mechanical Room |
| Back Flow Valve | ⚠️ Installation: Unknown |
| Electrical Service | ⚠️ Entry: Underground - Material: Unknown |
| Service Disconnect | ⚠️ Location: Unknown |
| Main Panel Interior | ◻️ Location: Mech Room - Ground: Unknown |
| Electrical System | ⚠️ Service: Undetermined - No Access |
| Structure System | |
| Roof Structure | ⚠️ Type: Undetermined - Commercial Unknown |
| Exterior Wall System | ⚠️ Type: Undetermined - Steel-Concrete? Unknown |
| Structure System | ⚠️ Type: Undetermined - Engineered? Unknown |
| Foundation System | ◻️ Type: Poured Concrete (Commercial) |
| Structural Observ. | ◻️ Notes: Minor settlement |
the
playbook
Twenty20 & Co Inc
You’ll find tips & tricks on maintenance, recalls, cleaning, preparing your property for sale, dealing with difficult neighbours & more.
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