(inspection address)

Twenty20 & Co.

Generated on July 27, 2025 at 6:41PM MDT

July 27, 2025

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	July 27, 2025
	Detached
	Partly Sunny
	Client
	Lucas Kirsch
	6:37 PM 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.

"Component. Issue. Action. That’s the flow. 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 in its entirety. We’ve provided you with a full copy of our Standards of Practice & Disclaimers. ➖HIT THE LOGO BELOW➖

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	We often use icons or example images when it provides a more effective representation.
	Immediate Attention There's some real urgency on the fix. Action advised.
	Attention Heads up! This may need to be addressed soon
Not Inspected	Limits out of our control & or outside of our SOP's
Hand Gestures	Universal / 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.

Roof

R BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		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 Overview 1 Roof Overview 2
		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+

		Main photo of the Component → Issue → Action — that’s the format when something’s wrong. *Supporting Photography Here to help CLARIFY — a different view, a tighter shot, a better story.
		Name of Component (R) Context / Supporting Photo
		Name of Component (R) Context / Supporting Photo
		Name of Component (R) *Context / Supporting Photo

Roof+

Understanding Extras This section shows key household components beyond the baseline — including issues or important inventory, good or bad. You’ll see one main photo and then a second photo beside it from a different angle or perspective - This helps provide you with more context.

Drone

D BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		Overall 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 Overview 3
		Roof Utilities Stacks are the extension of the waste pipe that provide venting. Roof vents protect the roof system from heat & moisture.

Drone+

		Overall Roof Just giving a point in time snap shot of the "over-all" roof.
		The Drone Disclaimer This roof section was inspected using a drone to capture visual images from above. As per InterNACHI and ASHI standards, this is a visual-only review, based on what could be safely seen at the time. We do not lift shingles, walk on the roof, or predict remaining lifespan. Drone photos help give a broad overview, but they may not reveal hidden issues like flashing defects or early membrane failures. For full limitations and inspection scope, refer to the disclaimer page located in the intro section of this report.

Drone

		General Roof
		General Roof
		General Roof
		General Roof

Drone+

		Gram-Shot Bonus Aerial Views We’ve included a few additional drone shots to provide a broader perspective of the property and its surroundings. These images offer a unique vantage point, showcasing the home’s placement within the neighborhood, nearby features, and the overall landscape. While not part of the formal inspection, we thought it might be helpful to give you a better sense of the area from above. It’s just a little extra context to support your decision-making and help you visualize the property’s full potential.
		Gram-Shot ⭐️ Just another view!

Exterior

E BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		All Exterior Doors Keeping a good seal is essential to maintaining your home's energy efficiency. Inspected for common defects. Window(s) & Trim It can be a real "Pane" replacing windows. Maintenance is the key to longevity. Visually examined for defects.
		Foundation She bares the weight of the entire house, transferring the force to the ground beneath. Exterior Cladding Here is the primary protective layer between your home & the external elements.
		Exterior Outlet Weatherproof outlet covers are preferred. Tested for functionality. Exterior Faucet Ensure to properly winterize in the colder months. Turned on & OFF.

Exterior+

		⚠️ Site Grading Signs of good grading on a house property indude: Proper Sloping: The land around the house slopes away from the foundation, directing water away from the home. Drainage Systems: Well-placed downspouts & gutter systems help collect & divert rainwater away from the foundation. No Puddles: After rain, you don't see large puddles forming near the house; water drains away naturally. Dry Basement: Your basement remains dry, even during heavy rain, with no signs of moisture or water seepage. Soil Stability: There's no noticeable soil erosion, & the landscape looks stable, with no signs of topsoil washing away. No Standing Water: The yard doesn't have standing water or areas that stay soggy for extended periods. Pest-Free: You don't encounter an unusual increase in pests like mosquitoes or termites due to excess moisture.
		Photos + Words = Better Report Our goal is to identify and document issues thoroughly. While we work to capture clear evidence, not every individual deficiency will have its own photo. Often, a single image can reflect multiple instances or similar conditions found throughout. Every photo supports a bigger, complete picture.

Exterior+

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. Gas Meter Used to measure the volume of gases used at residential, commercial & industrial buildings.
		Electrical Meter This keeps track of that thing we all get excited about every month. "The BILL" Electrical Entry Is where the utility's power connects to a property's internal electrical system.
		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.

Exterior+

		Main photo of the Component *Supporting Photography
		Name of Component (E) Context / Supporting Photo
		Name of Component (E) Context / Supporting Photo
		Name of Component (E) Context / Supporting Photo

Exterior

		⚠️ B-ROLL Extra photos captured for clarity or context. These may not reflect an issue, but help round out the story. Name of Component (E)
		Name of Component (E) Name of Component (E)
		Name of Component (E) Name of Component (E)
		Name of Component (E) Name of Component (E)

Exterior

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. AC Disconnect A simple on/off switch that cuts the power to your equipment or electrical enclosure.
		A/C Air Conditioner AC filters, coils, & fins require reg maintenance for the unit to function effectively throughout the years. AC Data Plate Here contains a unique model & serial number.
		Air Conditioner. A device that cools and dehumidifies indoor air to maintain a comfortable environment. It works by circulating a refrigerant through a cycle of evaporation and condensation. Inside the unit, warm indoor air passes over cold, refrigerant-filled coils, cooling the air and condensing moisture. The refrigerant absorbs the heat and is pumped outside where it releases the heat to the outside air, then cycles back to repeat the process.

Garage

G BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		Garage Overhead Motor 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 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.
		The Garage Disclaimer This garage section reflects a visual inspection based on what could be safely accessed at the time, following InterNACHI and ASHI standards. We look at the structure, walls, ceilings, floor, doors, safety sensors, and accessible outlets. Obstructions like vehicles or storage may limit our view. We don’t test every outlet or open up finished areas. Overhead door operation is checked under normal use. For full limitations and scope, see the disclaimer page located in the intro section of this report.

Garage

		Main photo of the Component *Supporting Photography
		Name of Component (G) Context / Supporting Photo
		Name of Component (G) Context / Supporting Photo
		Name of Component (G) Context / Supporting Photo

Attic

A BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		The Hatch Entry Consider using ridged foam board insulation & match the door insulation to that of the attic space. Hatch Weather Strip Inspected for presence & condition.
		Attic Sheathing “Roof Sheathing” Here are the boards or sheets that bridge the trusses or rafters.
		Insulation Depth Visually examined for common defects.

Attic

		Small Fixes. Big Impact. In colder climates, proper attic insulation is one of the most cost-effective ways to stay warm and reduce energy bills—often saving homeowners 10 to 50 percent on heating costs. But insulation only works if it’s properly contained. That means adding weatherstripping around the attic hatch, installing a dam or “skirt” to hold back insulation, and placing insulation directly on top of the hatch. These small upgrades help prevent heat loss, ice dams, and even attic rain.
		The Attic Disclaimer This attic section is based on a visual inspection of accessible areas only, in line with InterNACHI and ASHI standards. We assess insulation, ventilation, structure, and signs of moisture or damage. Tight spaces, low clearance, or stored items may limit access and visibility. We do not disturb insulation or move stored contents. Some areas may not be safely reachable. Conditions can also change seasonally. For full limitations and scope, refer to the disclaimer page found in the intro section of this report.

Attic

		Main photo of the Component Component → Definition → Issue → Action — that’s the format when something’s wrong. But we also use photos to capture the home itself, *Supporting Photography Supporting photos help CLARIFY — a different view, a tighter shot, a better story. We take pride in how we present.
		Name of Component (A) Context / Supporting Photo
		Name of Component (A) Context / Supporting Photo
		Name of Component (A) Context / Supporting Photo

Attic

		Main photo of the Component *Supporting Photography
		Name of Component (A) Context / Supporting Photo
		Name of Component (A) Context / Supporting Photo
		Name of Component (A) Context / Supporting Photo

Attic+

		Name of Component (A)
		Name of Component (A)

Thermal

T BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		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 tem Thermal Wall Scanned for irregularities & consistency.
		Thermal Window Scanned for seal depletion & the presence of moisture. Thermal HVAC Supply Assessing airflow & temp. When both heat & A/C are present, both are checked, with 1 photo included based on inspector judgment.
		Hot Water Thermal We always thoroughly run ALL plumbing fixtures & check for temperature variance. Thermal P-Trap Scanned for leaks & demonstrating that it's holding water in the trap.

Thermal

		⚠️ B-ROLL Extra photos captured for clarity or context. These may not reflect an issue, but help round out the story. Additional Thermal(s)
		Additional Thermal(s) Additional Thermal(s)
		Additional Thermal(s) Additional Thermal(s)
		Additional Thermal(s) Additional Thermal(s)

Thermal+

		Additional Thermal(s)
		Additional Thermal(s)

Thermal+

		The Thermal Disclaimer* Thermal imaging and moisture meters are used as tools to help identify temperature differences or elevated moisture in select areas. These tools do not see behind walls or guarantee hidden issues will be found. We scan accessible, high-risk areas, but this is not a full infrared or leak detection survey. Readings depend on surface conditions at the time. For more on the limits of thermal and moisture tools, see the disclaimer page in the intro section of this report.
		Inspections Explained A home inspector is like a house detective, methodically walking through the home, inside & out, to assess key systems such as the roof, structure, plumbing, electrical, heating, & cooling. We don’t guess or make assumptions, we look for visible signs, use specialized tools when appropriate, & take photos to document what’s functioning properly, what’s showing signs of wear, & what may need further attention. It’s important to understand that this is a visual inspection. We won’t be opening up walls, dismantling components, or moving furniture or personal items. We inspect what’s accessible & visible. Our job is to provide you with a clear snapshot of its current condition, & help you understand what’s typical aging versus what might require repairs or further evaluation.

Interior

I BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		Outlet(s) Tested for anomalies. Interior Lights We disco these ON & OFF more than a few times to try to catch a problem.
		Interior Doors Visually examined for common defects. Baseboard & Casing Visually examined for (fit / finish) & other common defects.
		Interior Window Keep’m clean! Please also consider keeping blinds open & the screens out in winter months to help prevent condensation. You’ve heard th Open Window A representative # of doors & windows were checked for operation & blown seals.

Interior+

		Snap Shot 1 Ceiling and walls, for your records.
		Snap Shot 2 Flooring, for your records
		The Ceiling, Walls & Floors We do our best to review the interior during the inspection, focusing on what is visible and accessible at the time. Normal wear and tear, minor nicks, and typical cosmetic blemishes should be expected and are not the focus of the report. We take general photos to help document the home’s condition for your reference — capturing flooring types, wall textures, and ceiling finishes such as flat, stipple, popcorn, or feature walls. These images serve as a helpful snapshot of your home’s current condition and features, allowing you to better remember and reference what was present at the time of inspection.

Interior+

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. Smoke Detector Inspected by pressing & holding the "test" button.
		Carbon Monoxide Tester Used to detect colorless, Odourless, & tasteless flammable gas. Moisture Meter Used to measure the percentage of water in a given product. Spot checks were performed.
		The Interior Disclaimer This interior section covers what was visually observed at the time of inspection, following InterNACHI and ASHI standards. We check walls, ceilings, floors, doors, windows, and stairs for visible damage or safety concerns. We don’t move furniture, lift flooring, or open finished walls. Some areas may be obstructed by belongings. Minor cosmetic issues may not be noted. For a full explanation of what is and isn’t included, see the disclaimer page in the intro section of this report

Interior+

		Restored to original We do our best to leave things exactly as we found them—settings reset, space respected. For your information All settings were returned to their original state. We don’t show every stat—these photos serve as proof for ALL.
		Stats set back For your records
		*Safety For your records
		**Safety For your records

Interior+

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. Obstructions & Limitations These aren’t all the obstructions—but they reflect the kind of access limitations we encountered on-site.
		Obstruction(s) Obstruction(s)
		Obstruction(s)

Kitchen

K BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		GFCI Ground Fault Circuit Interrupter. Inspected for presence & function. Plug Tester. Used to confirm if an outlet or plug is wired correctly.
		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

		Hood Fan A range hood removes fumes, smoke, heat, etc from above the stove when cooking.
		Faucet • Sink • Drain & P-trap Inspected by running water to test flow, drainage, and temperature. We feel for leaks, check for secure connections, and assess the snugness of the P-trap. Variations in hot/cold water delivery are noted, and the visible drain components are checked for signs of damage or prior repairs.
		Better Reports Every photo we take has a purpose. Some show defects that need fixing. Others show components that are in good shape, working as intended. And some? They just help tell the story—from a different angle, a wider view, or a close-up that captures the details. Together, they give you a baseline. A visual reference you can return to months or even years later. When someone asks, “Was that like that before?”—you’ll have the answer. This isn’t about overkill. It’s about protection. Because when it comes to your home, clarity always costs less than guessing.

Kitchen+

		Sink Drain(s) Baking soda & vinegar help remove debris, kill bacteria & keep water flowing. P-Trap Inspected under normal working conditions.
		Kitchen Cabinets A Place for your dishes. These can usually be leveled out by adjusting the hinge screws. Don't overdo it! Kitchen Drawer Visually examined for common defects.
		Counter Top For your records.

Kitchen+

		Garburator • Sinkorator Designed to shred or grind. Drop some lemon & ice down there every once in while.
		The Garb. AKA the garbage disposal, 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.

Laundromat

L BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		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 clean the lint filter regularly.
		Keep it DRY! Door & drawer OPEN to let moisture escape & prevent organic growth. Hot / Cold & Drain Regularly check your washer’s hot, cold, and drain lines, leaks can cause major water damage before you even know there’s a problem.***

Laundromat

		ATTENTION! Lint & Exhaust Clean your lint trap and check the dryer exhaust, it's a simple step that prevents fires, boosts efficiency, and extends your dryer's life.
		The Laundry Disclaimer This laundry section is based on a visual inspection of accessible components, following InterNACHI and ASHI standards. We check plumbing, venting, outlets, and the general condition of appliances if present and connected. Machines are tested under normal use when possible, but we don’t test every cycle or setting. Some areas may be blocked by appliances or storage. For full inspection limitations, refer to the disclaimer page in the intro section of this report.

Bathroom

B BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		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 Drains For your records.
		Bathroom Faucet(s) Faucets, tub fillers & shower heads were fully tested & run for a significant amount of time. Sink Drain(s) Baking soda & vinegar help remove debris, kill bacteria & keep water flowing.

Bathroom+

		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...

Bathroom+

		Snap Shot 1 Ceiling and walls, for your records.
		Snap Shot 2 Flooring, for your records
		The Bathroom Disclaimer This bathroom section reflects a visual inspection of accessible fixtures and finishes, in line with InterNACHI and ASHI standards. We check sinks, tubs, showers, toilets, fans, and outlets for basic function and visible issues. Fixtures are tested under normal use. Leaks, moisture, or slow drainage may not be visible at the time. We don’t remove panels or inspect behind finished surfaces. For full scope and limitations, see the disclaimer page in the intro section of this report.

Bathroom

		Main photo of the Component Component → Definition → Issue → Action — that’s the format when something’s wrong. But we also use photos to capture the home itself, *Supporting Photography Supporting photos help CLARIFY — a different view, a tighter shot, a better story. We take pride in how we present.
		Name of Component (B) Context / Supporting Photo
		Name of Component (B) Context / Supporting Photo
		Name of Component (B) Context / Supporting Photo

Bathroom

		Main photo of the Component *Supporting Photography
		Name of Component (B) Context / Supporting Photo
		Name of Component (B) Context / Supporting Photo
		Name of Component (B) Context / Supporting Photo

Bathroom+

		Main photo of the Component *Supporting Photography
		Name of Component (B) Context / Supporting Photo
		Name of Component (B) Context / Supporting Photo
		Name of Component (B) Context / Supporting Photo

Bathroom

		⚠️ B-ROLL Extra photos captured for clarity or context. These may not reflect an issue, but help round out the story. Name of Component (B)
		Name of Component (B) Name of Component (B)
		Name of Component (B) Name of Component (B)
		Name of Component (B) Name of Component (B)

Bathroom+

		Name of Component (B)
		Name of Component (B)

Bathroom

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. 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

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. Steam Generator This will usually require annual descaling based on usage.
		Steam Thermostat ON Responsible for monitoring the environment inside the steam shower. Steam Thermostat OFF This is really just for our records.
		Steam Nozzle This is where the steam comes out…An essential oil can give off a pleasant smell during the steam output process when dripping a few drops of your favorite stuff!
		Steam Shower Safety measures you should take. ‌NO alcohol & steamy! The high heat can increase your risk of dehydration. Don't go while you're sick. The warmth and moisture of steam rooms can help bacteria grow. -Doctor Home Inspections

Mechanical

M BACK TO SUMMARY		🔘 READ ME Every photo is FOCUSED & intentional. Solid orange = IMMEDIATE ATTENTION. Hollow orange = ATTENTION.
		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.
		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.
		The 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.

Mechanical+

		Heating Unit Flame A healthy flame should be a clear, steady blue, indicating proper combustion & efficient operation.
		The Mechanical Disclaimer This mechanical section includes a visual inspection of accessible heating, cooling, water heating, and ventilation systems, following InterNACHI and ASHI standards. Units are tested under normal operating conditions when power and fuel are available. We don’t open sealed components or predict future performance. Age, service history, and installation details may limit what we can observe. For a full list of limitations, refer to the disclaimer page in the intro section of this report.

Mechanical+

		Heating Unit Shut-off 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.
		Water Lines Main visible water lines that could actually be seen throughout the inspection. Exterior Water Shutoff Valve These should be turned off & bled in the winter months to prevent potential problems in the spring.
		Plumbing Water Meter Used to measure & records the amount of water consumed in a household for billing and monitoring. 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.
		Main Sewer Line Visually examined for common defects & leaks. Main Drain Usually only 1 per home. New or old, we always recommend having the sewer scoped to look for things like obstructions & more…

Mechanical+

		Humidifier These connect to a heating system to deliver moist air throughout the house.
		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.

Mechanical+

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. What’s beneath us? Radon is a hidden gas that may affect your families health. We always advise testing or better yet mitigation.
		Basement Slab Generally 4" thick, poured over 4" gravel & reinforcing wire. Context / Supporting Photo
		Radon Canada. Radon is a naturally occurring radioactive gas produced by the decay of uranium in soil and rock. It is colorless, odorless, and tasteless, making it difficult to detect without specific testing. In Canada, radon can accumulate in homes, particularly in basements and ground floors, through cracks in foundations or gaps around pipes. Exposure to high levels of radon is a major health risk, significantly increasing the likelihood of lung cancer, making it the second leading cause after smoking. Regular testing and mitigation are recommended to ensure safety.

Mechanical+

		Main photo of the Component Component → Definition → Issue → Action — that’s the format when something’s wrong. But we also use photos to capture the home itself, *Supporting Photography Supporting photos help CLARIFY — a different view, a tighter shot, a better story. We take pride in how we present.
		Rim Joist Responsible for limiting the stress & deflection under load of the joist. Rim Joist A rim joist is a horizontal board that connects the ends of the floor joists and provides support to the exterior walls of a home.
		Frost Wall This is the wall that insulates below-grade space in a home. Keep sealed off. Frost Wall A type of foundation wall that helps prevent freezing and thawing of the ground beneath a house.
		Joist These serve to provide stiffness to the subfloor sheathing & spread the load. Beam The structural element that primarily resists loads applied laterally.

Mechanical+

		Stairs Without the gift of X-ray vision, our inspection process relies on keen observation and tactile assessment. We carefully examine & scan with our eyes scan for subtle cues of stress: hairline cracks, depletion of caulk along the stringers, and any potential tripping hazards. We also feel beneath our toes for hints of deflection that might indicate structural compromise.
		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.

Mechanical

		Main photo of the Component Component → Definition → Issue → Action — that’s the format when something’s wrong. But we also use photos to capture the home itself, *Supporting Photography Supporting photos help CLARIFY — a different view, a tighter shot, a better story. We take pride in how we present.
		Name of Component (M1) Context / Supporting Photo
		Name of Component (M2) Context / Supporting Photo
		Name of Component (M3) Context / Supporting Photo

Mechanical

		*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.
		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.

Mechanical

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. Furnace 2 Noted.
		Data Plate Filter Here to protect your furnace, specifically the blower fan, from all the dust, debris, hair, and other pollutants
		Furnace Flame The burner flames from a natural gas furnace should look blue or almost completely blue. A healthy natural gas furnace flame is characterized by a roaring blue flame with a light blue triangle in its center. There may be a tiny tip of yellow.

Mechanical

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. HWT Data Plate This contains model & serial #. It also contains the "birth date" & other important info.
		Hot Water Unit Life expectancy of a water heater is about 8-12 years from new. HWT Flame This is just a peek a boo to show she’s burning.
		The Hot Water Unit A gas-fired hot water tank consists of several integral components. The tank itself, typically made of steel and lined with glass or another corrosion-resistant material, holds and heats the water. It includes insulation to retain heat efficiently. At the base of the tank is a gas burner, controlled by a thermostat, which heats the water. Venting systems expel combustion gases safely outside. Dip tubes direct cold water to the tank's bottom for heating, while heat-out pipes allow hot water to exit. Additionally, drain valves facilitate maintenance and flushing of the tank, and pressure relief valves prevent excessive pressure build-up, enhancing safety.

Mechanical

		This page One space. Captured clearly — so you know what’s there and its exact condition this day. Manifold Outlet Built for for infloor heating & used to distribute mixed-temperature fluid to radiant system zones.
		Circulation Pump Visually examined for common defects. More Pumps Visually examined for common defects.
		Glycol Reservoir Commonly used in antifreeze formulations & applications. Monitor for level changes. Name Brand See Photo
		Expansion Tank Used to protect excessive pressure. Brand Name See Photo

the

Twenty20 & Co.

Gathering what you need, discarding what you don’t.

➖Hit the thumb print➖to find tactics or methods to form your own game plan.

There you’ll find tips & tricks on maintenance, recalls, cleaning, preparing your home for sale, dealing with difficult neighbours & more.

the

Overview
Office use ONLY➖
Build Year
Outdoor Temperature
# Stories / Vacancy

Roof & Attic
Limitations →
Roof Material
Age / Condition
Roof flashing(s)
Roof Vents / Stacks
Gutter / Spout Matl.
Soffit / Fascia Matl
Sheathing /Condition
Attic Approx R-Value
Type of Insulation
Attic Util./ Baffles

Exterior & Garage
Limitations →
Flat Work / Grading
Window / Condition
Flashings/ All Doors
Exterior Cladding
ELEC Meter / Entry
Gas Main Location
Cooling Type / Year
Garage Motor Brand
Garage HVAC Type

the

Health & Safety
Limitations →
Safety Features Present
Moisture, Gas & CO
Moisture / Microbial
ALL Stairs-Railings
Garage Man-Door
Egress Windows

Interior & Laundry
Limitations →
Thermostat Location
Wall / Ceiling Matl.
Door / Windows
Window Treatments
Cabinetry / Built-in
Baseboard / Casing
Flooring Materials
Fireplace Fuel Type(s)
Washer & Dryer

Kitchen & Bathroom
Limitations →
Appliance /Condition
Fridge Waterline
Tap / Drain / P-Trap
Kitchen / Bath GFCIs
Tub/ Sink Over-flows
Tub/ Shower Surround
Bathroom Fan(s)

the

Mechanical
Limitations →
Main Elect Panel
Main Amp Breaker
Surge Protector
Wiring Material
AFCI Breakers
Ground / Bonding
Emergency Shut-Offs
YEAR / Heating Type
+ HVAC Equipment
H₂O Supply / Main
YEAR/ Hot Water Unit
Visible waterlines
Visible Sewer Matl.
M•Drain/ Check Valve
Sump Pmp/ Sewer Lift
Radon Mitigation
Manuals & Paper Work

Structure & Therm
Limitations →
Thermal Scanned
Structure Type
Roof Structure
Interior Walls
Exterior Walls
Foundation Type
Slab Material
Retaining Walls

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elements

method

contents

thank you

stuff.

legends

summary

playbook

insurance

insurance

insurance

72 seconds

thank you	5
disclaimer stuff.	6
icons & legends	7
the summary	8
Roof	9
Drone	12
Exterior	16
Garage	22
Attic	25
Thermal	30
Interior	34
Kitchen	39
Laundromat	43
Bathroom	45
Mechanical	55
the playbook	67
the insurance	68
72 seconds	71