2017 Kirschenbürg Lane

Twenty20 & Co.

2017 Kirschenbürg LaneGenerated on March 23, 2025 at 12:29PM MDT

February 27, 2025

"Every little thing matters. The devil is in the details."

the summary

what you need to make an informed decision

the insurance

stuff you'll need for your insurance policy

the

	February 27, 2025
	2017 Kirschenbürg Lane Raleigh, NC
	Detached
	Partly Sunny 16°
	Agent & Client
	Lucas Kirsch
	Sam & Lindsay Kolbert 9412 Oakland Road SW SamLind@gmail.com 8888888888
	Edward Phillips
	9:00 AM Start Time

the

From the disciplined approach of gathering information & curating, to the mixture of photos & clear narratives. The Method was founded on pure construction experience.

Designed to CONNECT you with the information to help make an informed decision & built to do one thing really well:

Drive the point home.

"Tell the story, share the knowledge & inspire action"

thank you

Thanks for choosing us for your home inspection. We appreciate your confidence in us & it was my pleasure to serve you today.

I will be your primary contact & I will do anything I can to make sure you are fully clear on my findings today.

Please feel free to contact us if you have any questions of if you need further information. We will gladly answer any questions.

Kind Regards,

Lucas Kirsch

4038365528
reachme@2020mhi.com

72 Seconds

disclaimer

A home inspection is kind of like an annual check-up at the doctor. It’s used to make sure things are working properly & it can be useful in spotting things that might eventually become a problem

Some people actually think we come equipped with a crystal ball, a flux capacitor or even X-Ray vision! Unfortunately, we can’t go into the past, go “Back to the Future” or, like Superman, see through walls.

Disclaimers are boring so I won’t get into that but please understand we can only visually inspect what we see today. Every house is different just like every customer has different expectations of what a home inspection should be. However, we know some people like to read the report in its entirety. Attached we provided you with a full copy of our Standards of Practice & Disclaimers.

If you are reading this then obviously the details matter to you. You’d make a great home inspector.

icons &

	*It’s a snap! Here are some key terms you’ll see throughout.*
Iconography	Sometimes we use icons or example images when it provides a more effective representation.
	Immediate Attention There's some real urgency on the fix.
	Attention Heads up! This may need to be fixed very soon.
Not Inspected	Limits out of our control & or outside of our SOP's
Hand Gestures	Non-verbal communication in a photo that packs a punch.
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
$ / $$ / $$$	Merely a rough guide of overall cost.

Drone

Roof Front View: Issue: Missing Splash Guard
Action: Install / Re-Route T: Roofer / Gutter L: East Lower
Notes: Failure to address this issue can lead to a number of negative effects (freezing, slipping hazards, erosion)

Exterior

Pathway Material: Issue: Cracking
Action: Monitor / Improve
Notes: Seal off / inject to prevent moisture intrusion. This has the potential to settle out if not corrected soon. If settling occurs, foam or mud jacking may be the solution.

Foundation: Issue: Mid / Hairline Cracks
Action: Repair / Seal / Inject T: Specialist L: Exterior
Notes: Seal off / inject (staggered pattern) to prevent moisture intrusion. This can become more pronounced if action not taken.

Downspouts: Issue: Damage
Action: Repair or Replace
Notes: Taking proactive measures now will ensure optimal drainage performance in the future.

Back Lower Outlet: Issue: Hot Neutral Reverse
Action: Repair or Replace
Notes: A component of the electrical system. Lets get this looked at ASAP.

Hardie Siding: Issue: Damage
Action: Repair or Replace
Notes: This is “just” a chip but should be rectified by the builder (new home)

Thermal

Interior Wall: Issue: Cold Spot / Anamolies
Action: Monitor / FE L: East Wall
Notes: Investigate required to identify & address any underlying issues. Pinless moisture reads lowrisk. 19%

Mechanical

FYI Panel Clearance: Issue: Obstructed / Hazard
Action: Improve / Clear-Out T: General / DIY L: Mechanical
Notes: When know one has room to work in this area it can be a real pain the the butt! Everyone needs access in the event of a problem. Need 30” clearance.

The Sewer Line ( Clean-Out ): Issue: Unknown Location (Need access)
Action: Request Disclosure T: Plumber L: Unknown
Notes: Regular scope check-ups contribute to optimal performance. This is a heavly tree’d lot.

Benefits of A Humidifier: Issue: Evidence of PAST Leak
Action: Repair or Replace T: HVAC Tech L: Left of Furnace
Notes: Investigation and appropriate action are recommended to mitigate potential issues from ariaing in the future.

HRV Filter: Issue: Dirty
Action: Maintenance Required T: DIY L: Left of Furnace
Notes: Consistent and diligent maintenance, along with regular check-ups, are absolutely essential for ensuring and maximizing optimal performance.

Roof

R BACK TO SUMMARY		Why do roofs leak? High winds, hail, snow, ice & deterioration, or defects in the material. Yearly maintenance will aid in leak avoidance.
		The Roof Surface This is the outermost layer on the roof charged with providing shelter from the natural elements. Roof Observations Examined for continuity of material & coverage.
		Roof Utility Penetrations Used in roof assemblies to allow outside air to enter or exit. Such as vents, stacks, flues & others. Perform annual inspections. Roof Sealant Boots & flashings may need replacement & general upkeep over the years.
		Inside Gutter Regular cleaning of trough/scupper should be part of your yearly maintenance schedule. Soffit Keep clean & free of debris like vegetation. A very important facet of the home!

Roof

		Roof Disclaimer Stuff Minor deterioration or defects in the roofing material are considered to be functional damage. We can not see through the Shingle or membrane to the sheathing & therefore can not be inspected for evidence of leaks. The remaining roof life is approx only & does not preclude the possibility of leakage. Leakage can develop at any time & may depend on rain intensity, wind direction, ice buildup & other factors. Chimney/flue interiors that are not readily accessible are not inspected & could require repair. The roof inspection may be limited by access, condition, weather, or safety concerns.
		Roof Management The key is leak avoidance. Find & correct defects before they leak by setting up a yearly roof maintenance program with a certified local roofer. It’s recommended to schedule a roof tune-up & as part of a regular maintenance schedule every 1-2 yrs. & after significant storm events.

Roof

		Downspout As a recommendation extend the downspouts to help prevent against early deterioration of the shingles. Missing Extension. Install. .
		Support Photo Taken from a different perspective.

Roof

Stuff About Roofs Like anything else which is exposed to the harsh elements of nature, roof shingles wear down over time and, while durable, they are certainly not immune to damage from excessive precipitation, falling limbs, & improper installation procedures. Factory warranties for asphalt shingles usually range from 15 to 30 years, but those warranties only cover factory defects & premature aging. So, property owners should be advised to have their shingle roof inspected about every 5 years, as well as right after any severe weather event affecting their area, especially if they suspect possible damage from hail, falling limbs, or heavy winds. Maintaining your roof is necessary to protect your home & everyone that lives there. Dealing with roof issues is frustrating & time-consuming. Stay ahead of any problems with preventative roof maintenance. Roof maintenance is time-saving, eco-friendly, increases your house's curb appeal, gives you peace of mind & saves you money in the long run by extending the life of your roof.

Drone

D BACK TO SUMMARY		Drone Information Allows us to enhance the collection of inspection data while removing slower manual steps that place us in danger.
		The View From Above The roof of a home can account for up to 40% of the home's exterior. From curb appeal to home safety, it's important to keep the home looking sharp & (more importantly) dry. Make sure you look up every once in a while for anything out of the norm.
		Roof Utility Penetrations Used in roof assemblies to allow outside air to enter or exit. Such as vents, stacks, flues & others. These should all be inspected yearly for deterioration & re-sealed as needed.
		Inside Gutter Responsible for channeling water flow from your roof through the downspouts & direct it to appropriate areas. Regular cleaning of trough/scupper should be part of your yearly maintenance schedule.

Drone

		Roof Front View Splash guards on roofs help prevent water from overflowing gutters during heavy rainfall. They redirectthe flow of water, reducing the risk of water damage to the roof, walls, and foundation. By controlling water runoff, splash guards also help protectlandscaping, prevent soil erosion, and reduce the likelihood of leaks or mold growth inside the building. Missing Splash Guard. Install / Re-Route.
		Roof Side View Assessed for structural deficiencies
		Roof Side View For your records.
		Roof Back View See Photo.

Drone

Bird’s Eye View Most people call them drones. Technically, they’re UAVs (unmanned aerial vehicles) or sUAS (small unmanned aircraft systems). No matter what you call them, these flying cameras & sensor holders have rapidly become valuable industrial inspection tools. Drone-based inspections help us improve efficiency & data quality while increasing safety & speed of operation.

The roof of your building can be easy to ignore... until suddenly it’s not. Small damage from weathering & aging, as well as less subtle threats like storms, can slowly eat away at the performance & stability of your roof until one day you wake up in need of emergency repairs & end up stuck with a far larger bill than you ever expected.

The solution? Regular, thorough roof inspections conducted by a professional using a drone. From reducing man-hours to ensuring more comprehensive analysis, drones have revolutionized the way property owners & contractors alike think about roof assessment.

Exterior

E BACK TO SUMMARY		Door info Intended to protect us from intruders & the elements. Clean gaskets & replace parts as necessary. Who else has a key? Re-key?
		Front Entry Keeping a good seal is essential to maintaining your home's energy efficiency. Back Entry A well-installed & maintained door will save $$$ on heating & cooling costs.
		Focal Window It can be a real "Pane" replacing windows. Maintenance is the key to longevity. Basement Window Please refer to local bylaws to understand the correct dimensions for egress.
		Exterior Outlet Weatherproof outlet covers are preferred. Tested for functionality. Exterior Faucet Ensure to properly winterize in the colder months. Turned on & OFF.

Exterior

		The Eyes of a Home A window allows the passage of light, sound, & air. Modern windows are usually glazed or covered in some other transparent material. Many glazed windows may be opened to allow ventilation or closed to exclude inclement weather. Visually scanned (From the ground) for defects like blown seals & deterioration. We also re-examine from the inside when testing the operation.
		The Exterior Skin Much like plants, people, or other living things, the skin of a building is that surface that interacts with the world at large. The skin (cladding) is responsible for protecting the contents, much like our skin protects us. It also makes a statement to our neighbors about the home inside. INFO: This home is comprised of several layers, ie: the wall's outer surface, vapor barrier, insulation, & more… The entire perimeter of the home should be closely monitored for change or damage. Examined for visual defects. Plan to establish a bi-yearly maintenance routine.

Exterior

		The Vents Dirty intake/exhaust vents could impede their ability to function. Vent Protection & Efficiency Seal around penetrations, clean lint/debris, remove obstructions & trim back vegetation seasonally.
		Exterior Penetrations Fill & maintain all utility penetrations leading in or out of the home to prevent moisture intrusion. Flashings These prevent water from entering penetrations in the cladding, like a window or door.
		Electrical Entry Point How electricity makes its way into the home—either overhead power lines or underground The Electrical Meter Electricity goes through the meter to the main panel & onto the outlets.
		Open and close gas meter It’s just good to know how to operate this in the case of an emergency. This is where they shut it down if you miss a bill. The Gas Meter If you ever smell gas, call your local supplier to have it further assessed & keep a wrench handy to shut it down.

Exterior

		Perimeter Grading Management of water drainage is paramount! Water should ALWAYS drain away from the foundation. Grading Uneven land prevents proper water drainage, & during rainfall, water can flow towards the home rather than away.
		Downspouts Keep downspouts down & ejecting a minimum of 4' from the foundation. Damage. Repair or Replace. Pathway Material It’s all about first impressions! Keep clear of tripping hazards & debris. Cracking. Monitor / Improve.
		Exterior Cladding Here is the primary protective layer between your home & the external elements. Parging Coat The semi-protective/cosmetic mortar applied to the foundation is known for two things… it’s usually grey & cracks.
		Foundation Stuff As you know, most of the foundation is impossible to see. We walk around the perimeter to see what catches our eye. About Cracks If two dimes can fit into the crack, get it checked by a structural engineer. Minor fractures can be repaired with a mastic.

Exterior

		Foundation Built to keep out moisture, insulatesBuilt to keep out moisture, insulates against the cold, & resists movement of the earth around it. Mid / Hairline Cracks. Repair / Seal / Inject. Support Photo
		Back Lower Outlet Tested for anomolies Hot Neutral Reverse. Repair or Replace. Support Photo
		Hardie Siding Designed to withstand weather and resist moisture Damage. Repair or Replace. Support Photo
		Column This vertical structure often offers support but is sometimes decorative. Seperation Noted. Sealant Tuneup. Support Photo

Exterior

		Deck Page Typically made of wood or composite materials, this is place to kick back and relax during the warmer months. Deck Ledger Board This horizontal piece of lumber is used to tie in construction elements such as porch roofs & decks.
		Decking Material Up Close Visually examined for common defects. Deck Flashing The barrier to prevent moisture from entering the house in the openings at the ledger board connection. Not Present. Install.
		Over-all Deck Proper deck maintenance involves regular cleaning to remove dirt, debris, and mold to prevent surface damage and improve safety. Inspecting the structure for loose fasteners, damaged boards, or structural issues is crucial to address potential safety hazards promptly. Finally, applying a protective sealant or stain every few years can help preserve the wood and enhance its durability and appearance.
		Under Deck The structure under a deck consists of beams and joists, offering essential support and stability to the deck. These components distribute the weight of the deck and any loads placed on it, ensuring it remains safe and level. Additionally, they facilitate drainage and ventilation, preserving the deck's integrity and longevity.

Exterior

		AC Page Maintain your AC, & you’ll not only save money on energy, but you’ll also extend its lifespan, saving money on costly early replacement Name Brand See Photo
		AC Disconnect A simple on/off switch that cuts the power to your equipment or electrical enclosure. AC Data Plate Here contains a unique model & serial number.
		Air Conditioner - Cooling Unit Regular maintenance of your AC unit is essential to ensure it operates efficiently and reliably, especially during hot months. Basic maintenance tasks include cleaning or replacing the air filter every 1-3 months, depending on usage, to maintain good airflow and air quality. Keep the outdoor condenser unit clean and free from debris like leaves and grass clippings to optimize heat exchange. Ensure all vents and registers are unobstructed to maintain proper airflow throughout your home. Periodically check the refrigerant levels, electrical connections, and thermostat settings, and consider scheduling an annual professional inspection to address any potential issues before they become major problems. These simple steps can prolong the life of your AC unit, reduce energy costs, and keep your home comfortably cool.

Exterior

Exterior Monthly List While we're able to control the environment (temperature, humidity, lighting) inside our homes, we have very little control over the weather buffeting our homes outside.

Here are some things to keep your eyes on throughout the seasons:

- Roof & flashings - Valleys
- Where different sections meet
- Facia boards & soffits located right below the roof line
- Gutters & downspouts may need cleaning or repairs
- Exterior cladding; if it looks wrong, it probably is
- Windows & doors: may just need a simple tuneup for functionality
- Foundation: were looking for cracks or improper grading
- Decks & porches
- Sidewalks & driveways
- Yard clean-up; has a lot to do with proper grading

Just like your annual doctor check-up, your home will need your attention seasonally to prevent small things from turning into big things!

Garage

G BACK TO SUMMARY		Garage info Built to house the car or truck. For tinkering, repairs & BONUS… you have more storage space for your stuff!
		Garage Motor • Control Don't forget to ask the seller to leave behind the remote(s). The average lifespan of a motor is 10-12 years. Garage Safety Sensors These little guys project an invisible light beam to ensure safety. Keep them aligned.
		Garage Door Otherwise known as the “The Heavy Lifter”. Your garage door is the largest moving part in your home & is used multiple times daily. It’s very important that you take the time to perform regular maintenance. Check cables, spring coils, lubricate moving parts, replace the weather gasket, replace the rollers, tighten up the hardware & ensure the pressure sensor has been adjusted for safety. No time for a check-up? Call a garage door professional to schedule a tune-up.

Garage

		Garage Floor Visually inspected for cracking, de-lamination, honeycombing & other common issues. Keep'er clean & free of debris.
		Garage Spring 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.
		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.

Garage

The Garage Perhaps no other part of your home experiences as much wear & tear as your overhead garage door.

The average garage door will go up & down more than 1000 times a year. When kept in good working order, it provides convenience & security.

But...a neglected door can not only become as noisy as a locomotive but also poses a significant safety risk to your family, especially your kids.
Tighten the nuts & bolts.

Because your door moves, the hardware can loosen. Inspect & tighten all roller brackets & bolts that hold the rails to the support brackets.

Lubricate the chain or the screw on your opener annually with white lithium grease. Spray-on versions are available at most home centers. Lubrication will make the opener's operation smoother & quieter & extend the life of both the chain & opener.

Inspect & maintain your garage door annually for safety & convenience sake.

Attic

A BACK TO SUMMARY		Attic structure Constructed to distribute the weight of the roof onto the exterior walls of the house.
		The Hatch Entry Consider using ridged foam board insulation & match the door insulation to that of the attic space. Hatch Weatherstripping Upgraded weatherstripping will help to mitigate any excess heat & moisture finding its way into the attic space.
		Hatch Diagram Also known as the scuttle hole, the better the hatch door, the better you can control your home's climate. A proper cover consists of the following: (1) Attic Insulation, (2) Insulation Dam, (3) Air Seal Gasket, (4) Hatch insulation, (5) The Hatch Door.
		Attic Insulation Here are the materials that resist the conductive flow of heat. "The knit hat to the home."

Attic

		Insulation Depth There's no getting around it: If your house is in cold weather, keeping it warm in winter is expensive. Having the correct amount of attic insulation can help you maintain a comfortable temperature throughout your home & help save $$$ on your energy bills. *Plus, it could help prevent major issues like ice dams or even attic rain. QUICK FACTS: Attic insulation is the easiest & most cost-effective upgrade to a home. A properly insulated attic can save you an estimated 10-50% on your heating bill.
		Attic Structural Health High attic humidity usually shows up as dampness, rusty fasteners, or frost on the underside of the roof sheathing. Don’t rely on ventilation alone to take care of moisture in the attic. The best protection against condensation, mildew & rot is an air-tight ceiling. Make sure you keep that attic hatch latched for good compression between the hatch & the weatherstripping.

Attic

		Roof Sheathing The thin boards of wood that span the trusses and support the rest of the roof
		Attic Sheathing “Roof Sheathing” Here are the boards or sheets that bridge the trusses or rafters.
		Attic Construction Overall Designed to support the roof with rafters or trusses.
		Attic Hatch Latch Attic Hatch Latch The goal is to match the R-value of the hatch to the overall attic R-value. Upgrading the weather stripping & installing a latch to the hatch will help compress the gasket & improve the attic hatch seal.

Attic

The Attic You may never have taken the time to look inside the attic of your home, but knowing its condition can save you $$$.

The access is usually in a discreet place like a closet & will require the use of a ladder or chair to climb up.

Pushing open the hatch, you'll most likely find a space that runs the length & width of your home & contains nothing more than insulation & the roof framing.

Not exactly glamorous, but it serves an essential structural purpose. IF it isn't properly maintained, it could cause you many headaches in the future.

The bottom line, your attic is an essential part of your home. A toque (sock hat) in winter, an umbrella in spring, & shade in the hot summers.

Thermal

T BACK TO SUMMARY		Please remember Minor cold spots are present in every home. Every effort was made to scan the entire structure unless obstructed.
		Thermal Front Door Scanned for irregularities, air leaks & consistency. Front Door Keeping a good seal is essential to maintaining the energy efficiency of your home.
		Thermal Windows Scanned for irregularities, air leaks & other moisture-prone areas. Interior Window Opening your blinds can expose the surface of windows to circulating air which will help keep the condensation away!!
		Thermal Walls As seen from the inside. All walls & ceilings were scanned for irregularities. Interior Wall If these walls could talk. One of the best ways to see how a home has been built & maintained. Cold Spot / Anamolies. Monitor / FE.

Thermal

		Thermal Attic Hatch What we’re looking for throughout the entire thermal portion of this inspection: missing, damaged, or inadequate insulation, building envelope air leaks, moisture intrusion, & sometimes we can even see substandard workmanship behind the walls. This tech works really well when something is WET, or there is a strong variance in temperature, but when it’s dry ( like an old water stain ) it will simply blend in with everything else.
		Thermal Ceiling We look up, down & all around. Doors, windows, or any penetration in the skeleton of your home is where we usually find the largest temperature variance. This is why it’s best to be a stickler about cleaning & replacing your weather stripping every couple of years. In the ceiling, we typically find colder areas around the utility penetrations. For example, at speakers, electrical boxes, pot lights, & more…

Thermal

		Thermal Toilet Scanned for leaks at the base, tank & shut-off valve. Toilet Inspected for deficiencies using normal operating procedures.
		Hot Water Thermal We always thoroughly run ALL plumbing fixtures & check for temperature variance. Hot Water Tap Visually examined for common defects.
		Cold Water Thermal See photo Cold Water Tap Inspected for deficiencies using normal operating procedures.
		Thermal P-Trap Scanned for leaks or the presence of moisture. P-Trap P-traps are part of your sink plumbing, these question-mark-shaped plumbing pieces serve an important purpose…

Thermal

		Thermal Dishwasher A representative # of potential leak points were thermally examined today. Dishwasher See the Kitchen section for a description of this component.
		Thermal Laundry Washer Scanned for proof of operation & the presence of moisture. Laundry Washer The most memorable days end with the dirtiest clothes!
		Thermal Laundry Dryer Scanned to make sure it’s heating up! Laundry Dryer Removes moisture from a load of clothing, bedding & other textiles.
		Thermal Heat Supply Thermal was used to inspect for temperature & to demonstrate air flow. Heat Supply Visually examined for common defects.

Thermal

		Thermal Refrigerator Scanned for proof of operation & the presence of moisture. Inside Fridge For your records.
		Thermal Freezer Scanned for proof of operation & the presence of moisture. Inside Freezer Visually examined for common defects.
		Thermal Stove Scanned for proof of operation. Cooktop Always hard to keep clean!
		Thermal Oven Scanned for proof of operation. Oven Visually examined for common defects.

Thermal

Thermal Tech All objects emit infrared energy, known as a heat signature. An infrared camera (also known as a thermal imager) detects & measures the infrared energy of objects. The camera converts that infrared data into an electronic image that shows the apparent surface temperature of the object being measured.

An infrared camera contains an optical system that focuses infrared energy onto a special detector chip (sensor array) with thousands of detector pixels arranged in a grid.

Each pixel in the sensor array reacts to the infrared energy focused on it & produces an electronic signal. The camera processor takes the signal from each pixel & applies a mathematical calculation to it to create a color map of the apparent temperature of the object.

Each temperature value is assigned a different color. The resulting matrix of colors is sent to memory & to the camera's display as a temperature picture (thermal image) of that object.

Health & Safety

H BACK TO SUMMARY		Fire extinguisher One per floor! Easy access to an extinguisher helps prevent fires & protects your home & your family.
		Carbon Monoxide Test Spot checked in suspect areas & used to detect colorless, odorless, & tasteless gas. Moisture Test Used to measure the percentage of water in a given product. Spot checked throughout—especially the usual suspects.
		Smoke Detector These detect fires by sensing small particles in the air using a couple of different kinds of technologies. Once they detect those particles above a certain threshold, they signal the alarm to sound so that you & your family can get to safety & call 911. A working smoke alarm cuts your risk of dying in a home fire in half. Missing or dead batteries cause nearly all alarm failures. For the best protection, install a combination hard-wired alarm with battery backup. If your alarms use regular batteries, swap in fresh batteries at least once a year. A “chirping” sound means that it’s time to change batteries.

Health & Safety

Health & Safety If there's one place you should always feel safe, it's your home. It's your castle... a place of refuge, privacy, & security.

Here are a few tips to help:

- Consider changing locks for all doors & making sure they work for all windows.
- Store matches, lighters, medications, household cleaners, & other toxic substances in a safe place.
Make sure they are clearly labeled & in their original containers.
- Store firearms & ammunition separately & under lock & key.
- Use light timers so your child doesn't come home to a dark house.
- Fire Safety: you must have a smoke alarm on each level of the house (or for homes on one level, near the kitchen & all bedrooms). Test them to make sure they all work.
- Replace any broken electrical cords & use no more than two plugs per outlet.
- Keep your water heater below 60 C to prevent scalding.
- First Aid: Assemble a basic kit
- Power Outages: Keep a flashlight or two (& extra batteries) handy.

Interior

I BACK TO SUMMARY		Go green LED lights are today's most energy-efficient & rapidly-developing technology. These bulbs last longer & are more durable.
		Switches A select number of outlets (outlet tester) & switches were tested for function. Interior Lights We disco these ON & OFF more than a few times to try to catch a problem.
		Outlets Provide electricity after plugging in your device. Tested for faults. Plug Tester Used to confirm if an outlet or plug is wired correctly.
		Door Knob Snug up door knobs/handles, towel bars, toilet paper holders & door stops. A yearly routine will help keep it ship shape! Door Hinges Don’t forget about this hard-working component…Tap the pins down & snug up the screws from time to time.

Interior

		Thermostat Charged with the regulation of the temperature. The location & placement makes a huge difference in its readings. Thermostat AFTER This is just for our records showing we set it back to its original state.
		Flooring We’re not here for flooring inspections, but we keep an eye out for significant issues. Interior Wall If these walls could talk. One of the best ways to see how a home has been built & maintained.
		Interior Window Opening your blinds can expose the surface of windows to circulating air which will help keep the condensation away!! Open Window A representative # of doors & windows were checked for operation & blown seals.
		Window Track These hold the window in place. A yearly routine should be made to keep them clean & free of debris. In most homes, these are usually quite gummed up.

Interior

		Cosmetic Defect Info Superficial flaws or blemishes that do not interfere with safety or functionality. Imperfection Also known as a FLAW.
		Nail Pop These are usually harmless but keep an eye on them for change. Tape Seam(s) The culprit is the installation. For the seam to disappear, it must be covered with a compound in a specific way.
		Stain Discoloured & clearly distinguished from the surface around it. Sealant Depletion Regardless of the quality of used, caulk & sealants will eventually need to be replaced.
		No Such Thing As Perfect Fixing nail pops on a small scale is easy for any do-it-yourselfer. However, if entire rooms have many nail pops, it may be time to completely replace the drywall & have it secured with drywall screws, not nails. If this is the case, call a drywall contractor.

Interior

Interior Notes It's natural to favor the more aesthetically-pleasing properties. However, cosmetic features are often decorative & trendy extras.

Instead, base your decision on the underlying features & value of the home. This includes elements like the plumbing, the wiring & the roof.

A lot of people have an unrealistic view of what the home buying process looks like— particularly if it's their first time buying a home or they have a past experience in which everything went swimmingly.

One of the biggest misconceptions is that homes on the market come in perfect condition. This sounds ridiculous when you say it out loud, but the truth is that many buyers expect pristine homes with brand-new features throughout. Hint: Unless you're building your own house, you aren't going to find an immaculate property. The reality is that every home on the market needs some work. The key is to know how much work is needed & be honest about what you're willing to take on.

"Don't just buy a home with your eyes— buy it too with your mind."

Kitchen

K BACK TO SUMMARY		About Kitchens
		Kitchen Cabinets A Place for your dishes. These can usually be leveled out by adjusting the hinge screws. Don't overdo it! Cabinet Hinges We recommend cabinet tune-ups for alignment & function as required. 1/4 turn at a time.
		The Fridge ALL Appliances were tested for operation & should be rechecked for condition & function on the day of possession. Dishwasher Empty your plate first! Turned ON & OFF after a quick cycle.
		Stovetop Checked for operation. Turned ON & OFF The Oven Checked for operation. Turned ON & OFF

Kitchen

		Stove • Oven Off Turned ON & OFF after testing for functionality.
		Dishwasher OFF Turned ON & OFF after cycle. We usually leave it slightly ajar to ventilate. This is really for our records.
		Microwave Nuke It! Be sure to ask for documentation/manuals on all appliances.
		The Hood Fan - OTR A range hood helps keep the air in your kitchen clean. These appliances come in several different models, some more effective than others. It is recommended to clean a kitchen hood system once every six months, depending on usage.

Kitchen

		The Kitchen Sink Sink & P-traps inspected for leaks & “snugness." Often times chemicals & other cleaners can break down seals, so please consider using only natural products when cleaning.
		Kitchen Drain Basket The removable part that plugs the drain. The strainer catches large chunks to prevent clogs. The basket flange goes on the inside of the sink & the rubber gasket, pressure cup & nut are under the sink.
		Kitchen P-Trap P-traps are part of your sink plumbing. Found under kitchen & bathroom sinks, these question-mark-shaped plumbing pieces serve an important purpose… What Does a Plumbing P-Trap Do? a. Trap debris & prevent clogs b. Protect against property losses c. Stop sewer gases from infiltrating your home All Traps were physically touched for the presence of moisture & stability.

Kitchen

If you're like most people, the kitchen is one of the busiest rooms of your home. It's probably not surprising, then, that the kitchen can also be one of the messiest.

To keep your kitchen safe, healthy, & inviting, come up with a cleaning routine that helps you tackle & prevent grime.

Putting the trash out keeps your kitchen fresh & prevents bacterial growth. Messy counters take up workspace & can be hazardous. Wash the inside of your sink & faucet every day to remove bacteria.

Sweep your floors daily & mop once a week. Toss old food, clean the seal & sanitize the fridge shelves. The dishwasher also needs love from time to time (as in, clean the filter!)

Keep a small fire extinguisher in your kitchen. Put out cooking fires before they have a chance to spread. Don't have a fire extinguisher yet? Put out kitchen grease fires by covering the container with a metal lid. This starves the fire of oxygen, so it goes out.

Laundromat

L BACK TO SUMMARY		Wash, rinse & repeat The most memorable days usually end with the dirtiest clothes.
		Laundry Washer Run for a quick cycle & turned OFF. Sometimes we leave the lid ajar to ventilate. Inside The Washer Even though it’s constantly washing, this will need a thorough clean every now & then.
		Laundry Dryer Run for a quick cycle. Inside The Dryer This will also need a cleaning every once in a while. Remember to change the lint filter.
		Laundry Exhaust Line These guys sometimes become detached. Have a peek every now & then. Dryer Lint Trap Lint-filled air passes through a removable wire mesh as it exits the machine to the dryer vent.

Laundromat

Wash. Dry. Fold. The laundry room is an all-too-familiar place that rarely sees many changes, & the containers of detergent that turn your piles of dirty laundry into stacks of clean clothes are just one part of the equation.

When you're spending countless hours doing nearly 300 loads of laundry per year, there's more you should consider than which color baskets to buy.

Wash only full loads & place similar items together. Depending on the type of washing machine, you're using anywhere from 13 to 40 gallons of water each time you wash a load of clothes.

Check the temperature. Did you know nearly 90 percent of the energy used to operate a washing machine is spent on water heating? You could save a lot of energy by washing your clothes in cold water.

Inspect hoses & filters. Hoses connect to a washer. Take a few minutes every so often to inspect your hoses. If there are any unusual cracks or bulges, it's time for a replacement.

Bathroom

B BACK TO SUMMARY		Bathroom health Due to water, steam & grime, your space can become home to bacteria, fungus, & unwanted odors (gross but true).
		The Bathroom GFCI This device shuts off an electric power circuit when it detects a current flowing along an unintended path. Toilet Paper Test Bathroom fans should run 30 minutes after every use. Timed switches make this easy not to forget.
		Shower Head Silicone & seal all valves below the shower head. This will need upkeep over the years. The Tub Filler Routinely clean all nozzles & aerators. ALL water sources tested HOT & COLD
		Built-In Tub Make sure your cleaners are safe for your bathtub. Quick clean after every use is the way to go. The Hair Catcher When hair accumulates in your lines, it can create nasty clumps that slow your drains down drastically.

Bathroom+

		Bathroom Faucet(s) Faucets, tub fillers & shower heads were fully tested & run for a significant amount of time. Faucet Aerator These create a non-splashing stream, delivering a mixture of water & air. CLR, to prevent build-up.
		Sink Drain(s) Baking soda & vinegar help remove debris, kill bacteria & keep water flowing. Bathroom P-Trap Built to keep the gases from entering back into your home. Examined for leaks & lightly touched for snugness.
		Toilet Tested flushability, inspected for leaks & stability but not used... Suite Toilet Flushing Flush it away. Please check operation again on your next visit or at possession.
		Toilet Tank Otherwise known as The Back Rest. How Often Should You Clean Your Toilet Tank? Shoot for twice a year to avoid mildew, rust, & grime & to prevent a buildup of minerals that can damage the parts.

Bathroom

		Powder Room Most guests will never see your Ensuite or main bath. Be sure to keep this one clean! Powder Room Faucet Always keep in mind your faucet's finish when using cleansers.
		Powder Room Sink Drain As for maintenance, we recommend a thorough deep cleaning every two years. Powder Room P-Trap Examined for leaks.
		Powder Room Toilet This tiny space is simply a bathroom without the “bath” part, it typically only has a toilet & a sink. While a half bathroom may not add a lot of square footage, it makes a great addition to the main level of your home, serving as a restroom option for guests & a quick stop-in for guests hanging out in the kitchen & living room. Toilet examined for leaks, functionality, 3x Flush test & for stability.

Bathroom

Best Seat In The House Even before indoor plumbing folks understood that outhouses needed ventilation.

When bathrooms moved indoors, ventilation was required not just to remove odors but also to exhaust excess moisture.

We all know how much moisture can be produced by taking a hot shower, just think about the fogged mirrors & the condensation that forms on windows & walls, especially when it's cold outside. Bath fans are sized according to the volume of air they can move, measured in cubic feet per minute, or cfm. The rule of thumb is that you need 1 cfm for every square foot of floor area in the room.

It's smart to err on the high side, especially in a bathroom that gets heavy use or one with a high ceiling. Better fans are engineered to run quieter than low-priced versions.

Finally, don't forget: Bathroom fans should be left running for at least 20 minutes after each shower. This will ensure that all of the humidity is cleared out of both the room & the ventilation ductwork.

Mechanical

M BACK TO SUMMARY		Mechanical info The Engine Bay. This room is dedicated to critical mechanical features that run your entire home.
		FYI Panel Clearance requires a clear area for access & work that is (30”) wide, (36”) deep, & (78”) high. Depending on where you live. Obstructed / Hazard. Improve / Clear-Out. Support Photo
		Electrical Panel The electrical panel typically consists of a main breaker, circuit breakers and bus bars Inside - Electrical Panel PLEASE, never remove the panel cover to access the breaker. Leave this to the pros.
		The Main Breaker Generally, this will shut down everything! Designed to interrupt a large amperage load. Labels & Stickers See Photo.

Mechanical

		What does a water meter do? Water meters are essential in conserving water & saving money on your water utility statement. A water meter is a mechanical device connected to your water connection & only registers consumption when water is used. There are no electric components inside a water meter. Meters are usually installed just above the main water shutoff valve in the home & most water meters have a transmitter that is remotely read for billing purposes. Missing? City to install.. Not Inspected
		The Water Main Showing both the meter & the main shut off valve. This allows you to shut off the supply of water in your home.

Mechanical

		Exterior Water Shutoff Valve These should be turned off & bled in the winter months to prevent potential problems in the spring. The Water Lines Main visible water lines that could actually be seen throughout the inspection.
		The Sewer Line ( Clean-Out ) We’re usually very limited on what we can see here besides showing you the material. Unknown Location (Need access). Request Disclosure. Main Drain Usually only 1 per home. New or old, we always recommend having the sewer scoped to look for things like obstructions & more…
		The Hot Water Unit Life expectancy of a water heater is about 8-12 years from new. Hot Water Data Plate This usually contains model & serial #. It also contains the birth date & other important info.
		Hot Water Unit Thermostat This is essentially a temperature-activated regulating switch. TPR Temperature-Pressure Relief Valve. Designed to auto-release water if pressure or temp in the water tank exceeds safe levels.

Mechanical

		Gas Supply Shutoff Here for safety or when doing repairs. Heating Unit Filter Change filters upon possession, then once every three months. We prefer the cheap filters!
		Main Heating Unit Run for the majority of this inspection. A thorough clean & precision tune-up is always recommended. Heating Unit Data Plate A small metal or sticker plate that provides key information about a home's heating system.
		Heating Unit Flame Why Does a Blue Flame Indicate More Complete Combustion? If you remember the Bunsen burner days of your science education, you may recall how different flame colors result from varying amounts of oxygen. By increasing the oxygen supply, you get higher temperatures, less soot, & more complete combustion. When the flame does not receive enough oxygen, you can see the flame color change to a red, orange, or yellow color.

Mechanical

		Inside Heat Source Under the Hood. Regular HVAC maintenance reduces the risk of costly breakdowns by as much as 95%. You wouldn't drive your car for 30,000 miles without getting an oil change; you'd be asking for trouble. This analogy holds for true for all HVAC systems.
		The Blower Fans use electricity to circulate air heated by the heat source through a home's duct system into the living space. The fan also circulates cooled air during the cooling season for homes with central air conditioning. A professional should clean the blower assembly on your heat source at least yearly. Cleaning the blower assembly is critical because the openings on this type of unit tend to become clogged with dust & dirt.

Mechanical

		Heating Unit Shutoff Used to disconnect the power. Required as a "disconnecting means" within sight of the unit. Heating Unit Shutoff Cover A cover plate is recommended. Why? Because it will prevent people from turning these off by accident.
		The Humidifier Humidifier filters should be changed or cleaned every six months. Sometimes you can get away with just cleaning them. Benefits of A Humidifier Moisture-loving houseplants may become more vibrant, & wood floors or furniture may last longer. Evidence of PAST Leak. Repair or Replace.
		Tin Tape This tape is pretty tough, so it can be used in a range of temp settings-HOT or COLD. This kind of tape is commonly used to secure seams, connections, & joints of ducts, allowing air to get to where it's gotta get to more efficiently.
		Pipe Insulation Tip Overall, adding insulation to your pipes reduces the risk of freezing, reducing the need for expensive repairs. In the end, your house is safer, a loss of hot water does not inconvenience you, & repair fees do not suddenly cut your budget.

Mechanical

		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.
		HRV Data Plate This usually contains model & serial #. It also contains the birth date & other important info.
		Heat Recovery Ventilation Also known as mechanical ventilation, heat recovery is an energy recovery ventilation system that works between two sources at different temperatures. Heat recovery is a method that is used to reduce the heating & cooling demands of a home.
		HRV Filter When any machine has its normal operation hampered, it will reduce its efficiency & ability to function properly. Many of us are probably guilty of forgetting about the basic maintenance of some of the mechanical equipment in our homes. Keeping your HRV (heat recovery ventilator) clean would be a good thing to keep high on the priority list. Examined for functionality & cleanliness. Dirty. Maintenance Required.

Mechanical

Mechanical Room (!) When it comes to your mechanical room, it's not only maintenance & cleaning the unit itself you must keep in mind. Where your mechanicals are located, what's nearby, & how to move around, these all matter too.

Keeping your furnace room clean & safe should be a priority. If your furnace room doubles as a storage room, you absolutely have to make sure no cardboard boxes or plastic containers lean flush against the furnace.

Make sure a path is clear for your technician come maintenance day. That way, if maintenance & repairs need to be made, your technician can do them easily.

Used filters or old furnace parts, depending on their state, they could also be fire hazards & space wasters. As far as spacing goes, you should allow for at least 2 feet of clearance around your furnace.

Finally, make sure the manual for your furnace is within reach in the room where it's hosted. That way, if something is wrong, you'll be able to identify it more easily.

Mechanical+

		Effect of Radon Over Time Radon, a radioactive gas, can accumulate in homes over time, posing serious health risks. Being colorless and odorless, it enters through cracks in floors or walls. Long-term exposure significantly increases the risk of lung cancer, making it the second leading cause after smoking. Its levels vary by region and can fluctuate within a home. Regular testing is crucial for early detection and remediation, involving sealing entry points and improving ventilation, to ensure a safer living environment.
		Radon USA Radon is a colorless, odorless radioactive gas resulting from the natural decay of uranium in soil and rock. In the USA, radon can seep into homes through cracks in foundations or gaps around pipes, especially in lower areas such as basements. Being the second leading cause of lung cancer after smoking, radon exposure poses significant health risks. High radon levels are particularly dangerous as they can accumulate undetected without proper testing. Homeowners are advised to conduct radon testing and implement mitigation measures if necessary to ensure safety.

the

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the

Overview
Build Year	2020’s
Outdoor Temperature	Approx +16°C / 60° F
Direction Home Faces	South
Vacancy	Occupied
Furnished	Yes / Partially Staged

Roof
Inspection Limitations	Visibility / Height
Approximate Age	Undetermined-See Listing Details
Roof Material	Asphalt Shingle / Some Torch
Gutter Material	Aluminum ( Some downspout functional damage)
Fascia Material	Concrete-Composite Board or like
Soffit Material	Metal (perforated on sideyards only)

Exterior
Inspection Limitations	Visibility / Vegitation
Driveway / Walkway	Concrete / Pavers
Window Glaze	Double Pane / Triple MIX.
Flashings	Present ( Doors / Windows / Penetrations )
Exterior Cladding	Concrete-Composite Board or Like / Shake / Stone
Electrical Entry	Overhead / Tree some what infringing.
Cooling Type(s)	Not Tested/Ambient Temps/Request Disclosure
Gas Main Location	Exterior Side Yard (EAST SIDE)

Garage
Inspection Limitations	Visibility / Belongings
Motor Brand	Chamberlain (Sensors Functional)
HVAC Type	Not Present / Rough-in gas

the

Attic
Inspection Limitations	Visibility from hatch / Tight Quarters
Sheathing Material	OSB / 3/8ths / Partial Plywood Sheathing.
Approx. R-Value	R-30+ / Uneven
Type of Insulation	Cellulose or Like / Some Batt (Baffles Present)

Thermal
Inspection Limitations	Visibility/Sellers Belongings

Health & Safety
Inspection Limitations	Visibility (Could be hidden?)
Safety Features Present	Smoke & Carbon Monoxide Detectors (tested)

Interior
Inspection Limitations	Visibility (Furnishings and Belongings)
Thermostat Location	Main Floor by Front door / 2nd (Top of Stairs)
Flooring Materials	Carpet/Tile/Hardwood
Wall Materials	Drywall / Glass
Fireplace Fuel Type(s)	n/a (RI in basement)

Kitchen
Inspection Limitations	Visibility / Storage
GFCIs	Present / Tested

Laundromat
Inspection Limitations	Visibility / Belongings

Bathroom
Inspection Limitations	Visibility/Stored Items/Access
GFCIs	Present / Tested

the

Mechanical
Inspection Limitations	Visibility (Belongs / Storage)
Main Amp	200 AMP
Wiring Material	Copper (minor aluminum off of transformer)
System Ground	Undetermined ( Should be ground plate as per year)
AFCI Breakers	Present ( Per 2018 Code Year )
Electrical Bonding	Present / Gasline ( As seen near furnace )
Heating Type(s)	Gas Furnace- Consider precision tune up
Water Supply Source	Public
Sewer Material(s)	ABS
Backwater Valve	Present / By water main
Main Drain	Present / back of furnace
Water Line Material	PEX or Like / Some braided supply
Hot Water Fuel	Natural Gas ( Easy access to shut off ) YELLOW
Heating Fuel	Natural Gas
Water Main Location	Mechanical Room / Left of entry
Main Electrical Location	Mechanical Room
Sump Pump	Present / tested satisfactory ( Upgrade Back-up)
Waste Lift Station	Not Present
+ Heat Source	n/a

Structure
Inspection Limitations	Visibility/Sellers Belongings-Stored Items
Foundation Type	Concrete / DURAFORM ( As seen in mechroom)
Structure Type	Engineered / LVL / telepost / Tji / dimensionals
Roof Structure	Truss / Partial Scissor
Walls Structure	2x6 Studs Exterior / 2x4 Interior

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playbook

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72 seconds

thank you	5
disclaimer stuff.	6
icons & legends	7
the summary	8
Roof	10
Drone	14
Exterior	17
Garage	25
Attic	28
Thermal	32
Health & Safety	38
Interior	40
Kitchen	44
Laundromat	48
Bathroom	50
Mechanical	54
the playbook	63
the insurance	64
72 seconds	67