UPCS/REAC Physical Inspection Mini-Manual
REACSolutionsUPCS/REAC Physical InspectionMini-ManualandGantt Factors REAC Scoring Guide2008-2009- Condensed, “Easier to Use” UPCS/REAC Definitions- Color Coded Health and Safety Indicators- Scoring Multipliers Allow You to Predict Scoring Impact- Full Version includes Guide to Reading Scoring Reports- Online at www.reacsolutions.com/minimanualAll contents Copyright 2008, Michael Ganttunless identified with earlier copyright notice
Mini-Manual and Relative Scoring Values Guide - Table of Contents23-44-66-78 - 1112 - 1313 - 1515AppendixHealth & Safety2 – Air Quality2 – Elevator (Trip Hazard)2 – Emergency/Fire Exits2 – Flammable Materials2 – Garbage and Debris2 – Hazards2 – InfestationSite3 – Fencing & Gates3 – Grounds3 – Mailboxes & Project Signs3 – Market Appeal3 – Parking Lots, Driveways, & Roads4 – Play AreasBuilding Exterior4 – Doors5 – Fire Exits5 – Foundation5 – Lighting5 – Roofs5 – Walls6 – Walls, continued6 – WindowsBuilding Systems6 – Domestic Water6 – Electrical7 – Electrical, continued7 – Elevator7 – Emergency Power7 – Exhaust Systems7 – Fire Protection7 – HVAC7 – Sanitary SystemUnits and Common Areas “Typical Definitions”8 – Bathroom8 – Call for Aid8 - Ceiling8 – Doors9 – Doors, continued9 – Electrical9 – Floors9 – Hot Water Heater10 – Hot Water Heater, continued10 – HVAC10 – Kitchen10 – Laundry Area10 – Lighting11 – Outlets & Switches11 – Patio, Porch, & Balcony11 – Smoke Detectors11 – Stairs11- Walls11 – WindowsCommon Areas Scoring for Typical Defects – Higher Scoring AreasCommunity Room; Day Care; Halls, Corridors, & Stairs; Kitchen; LaundryCommon Areas Scoring for Typical Defects – Lower Scoring AreasAll Other Common AreasUnique Common Area DefinitionsSpecific Defects which Only Apply in Particular Common AreasInstructions on Use and Other Supplementary Information
REACSolutions Mini-Manual and Relative Scoring Values Guide - Table of Contents2 Health & Safety2 – Air Quality2 – Elevator (Trip Hazard)2 – Emergency/Fire Exits2 – Flammable Materials2 – Garbage and Debris2 – Hazards2 – Infestation3 - 4 Site3 – Fencing & Gates3 – Grounds3 – Mailboxes & Project Signs3 – Market Appeal3 – Parking Lots, Driveways, & Roads4 – Play Areas4 - 6 Building Exterior4 – Doors5 – Fire Exits5 – Foundation5 – Lighting5 – Roofs5 – Walls6 – Walls, continued6 – Windows6 - 7 Building Systems6 – Domestic Water6 – Electrical7 – Electrical, continued7 – Elevator7 – Emergency Power7 – Exhaust Systems7 – Fire Protection7 – HVAC7 – Sanitary System8 - 11 Units and Common Areas “Typical Definitions”8 – Bathroom8 – Call for Aid8 - Ceiling8 – Doors9 – Doors, continued9 – Electrical9 – Floors9 – Hot Water Heater10 – Hot Water Heater, continued10 – HVAC10 – Kitchen10 – Laundry Area10 – Lighting11 – Outlets & Switches11 – Patio, Porch, & Balcony11 – Smoke Detectors11 – Stairs11- Walls11 – Windows12 - 13 Common Areas Scoring for Typical Defects – Higher Scoring AreasCommunity Room; Day Care; Halls, Corridors, & Stairs; Kitchen; Laundry13 - 15 Common Areas Scoring for Typical Defects – Lower Scoring AreasAll Other Common Areas15 Unique Common Area DefinitionsSpecific Defects which Only Apply in Particular Common AreasAppendix Instructions on Use and Other Supplementary Information
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 2 of 15REAC Inspection Mini-Manual and Relative Scoring ValuesHealth and SafetyHealth and Safety Defects can be applied to all 5 Inspectable Areas, and are not rated by Level 1, 2 or 3. They generally have a highscoring impact. Not all Health and Safety defects are considered "Life Threatening."Many "normal" defects listed under each of 5 Inspectable Areas also carry a Health and Safety significance, as indicated by colorcode: orange is "Non Life Threatening" and pink is "Life Threatening"Common Area Scoring for Health and Safety in Common Area SectionsAir Qualitynlt Mold and/or Mildew ObservedInspectable AreaExt Sys UnitSite.28.34.63.75.63.34Evidence of mold or mildewLT Propane/Natural Gas/Methane Gas DetectedPropane, natural gas, or methane gas odors - explosion hazardnlt Sewer Odor DetectedSewer odors that could pose a health riskLT Exposed Wires/Open d bare wires or openings in electrical panelsAlso see Systems, Common Areas, and Units sections for more specific electrical defects and hazardsLT Water Leaks On or Near Electrical EquipmentWater leaking or puddling on or near electrical apparatusElevatornlt Tripping.35Elevator is misaligned with floor by more than ¾ inchEmergency/Fire ExitsSiteLT Blocked/UnusableExit cannot be used or is limited because door or window nailed shut, lock is broken, chained, storage, etc. everyarea needs two means of egressnlt Missing Exit SignsExt.80Sys.78.36.35ExtSysUnit.75Emergency exit signs missing OR no illumination in area of signFlammable MaterialsSiteLT Improperly StoredUnit.34Flammable materials improperly stored, risk of fire or explosionGarbage and DebrisSiteExtSysnlt IndoorsUnit.34More garbage than storage capacity OR in an area not sanctioned for staging or storing garbage or debrisnlt te.28ExtMore garbage than storage capacity OR in an area not sanctioned for staging or storing garbage or debrisHazardsnlt OtherUnit.00Any undefined hazards that poses risk of bodily injurynlt Sharp Edges.34Sharp edge cutting or impalement hazardnlt Tripping.00Tripping hazard, 3/4 inch edge on walk or drives, etcInfestationnlt InsectsSysUnit.34Evidence of infestation by insectsnlt Rats/Mice/Vermin.28Evidence of infestation by rodents or other vermin Copyright 2006-2008 Michael Gantt REACSolutions.34
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 3 of 15SiteSite refers to just about everything that is NOT part of a building - fences, pavements, plant life, and evendirt. Site is also one of most overlooked Inspectable Areas - and is often source of large scoringdeductions. For almost every property that fails inspection, part of problem is inadequate attention to Siteelements.Fencing and Gates (Site)HSnlt Damaged/Falling/Leaning (Fencing and Gates)2L11L2L3.15.30Interior fence or gate so damaged it does not serve its purpose OR exterior or security fence or gate showssigns of deterioration3 Exterior or security fence or gate so damaged it does not serve intended purposenlt Holes (Fencing and Gates)1.06.231.06.23HSL11 Hole is smaller than 6" by 6".3 Hole is larger than 6" by 6".nlt Missing Sections (Fencing and Gates)1 Interior fence missing section or gate3 Exterior or security fence missing section or gateGrounds (Site)nlt Erosion/Rutting Areas (Grounds)L2L31.19.380.14.280.19.382 Eroded surface material collected on surfaces OR rut or groove 6" by 3 to 5" deep3Displacement of soil may cause damage to other structures OR erosion causes unsafe pedestrian condition ORmakes area of grounds unusable. OR Rut or Groove larger than 8" wide by 5" deepOvergrown/Penetrating Vegetation (Grounds)Deep weeds or grass OR vegetation contacts or penetrates unintended surface with no visible damage OR2vegetation slightly obstructs intended path of walkways or roads3 Plants cause damage or make walkway or road impassablePonding/Site Drainage (Grounds)2 Accumulation of water 3 to 5" deep3Accumulation of water more than 5" deep OR accumulation makes large section of grounds unusable for itsintended purposeHSMailboxes/Project Signs (Site)Mailbox Missing/Damaged (Mailboxes/Project Signs)3 Mailbox cannot be locked OR mailbox is missingL1L20L3.010Signs Damaged (Mailboxes/Project Signs)Property signs damaged, vandalized, or deteriorated, and cannot be read from reasonable distance (for example,120 feet).Market Appeal (Site)Graffiti (Market Appeal)HSL1L2L30.06.12.241 Graffiti in one place2 Graffiti in 2 to 5 places3 Graffiti in 6 or more places0Litter (Market Appeal).122 Excessive litter on property.Parking Lots/Driveways/Roads (Site)Cracks (Parking Lots/Driveways/Roads)2HSL1L20.100.13L3Cracks greater than ¾ inch, hinging/tilting, or missing section(s) that affect traffic ability over more than 5% ofproperty’s parking lots/driveways/roads or occur on 5% of parking spacesPonding (Parking Lots/Driveways/Roads).262 Less than 3" of water, affects use of 5% or more of parking lot/driveway3 More than 3" of water, or making 5% or more of parking lot/driveway unusable or unsafePotholes/Loose Material (Parking Lots/Driveways/Roads)0.06.260.06.261 There are potholes or loose material3Potholes or loose material have made parking lot/driveway unusable or cause trip hazards (Trip hazard getsrecorded separately as well)Settlement/Heaving (Parking Lots/Driveways/Roads)1 Cracks and deteriorated surface material give evidence of settlement/heaving3Settlement/heaving has made parking lot/driveway unusable/impassable or creates unsafe conditions forpedestrians and vehicles. Copyright 2006-2008 Michael Gantt REACSolutions
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 4 of 15Site - continued at "Play Areas"Play Areas and Equipment (Site)nlt Damaged/Broken Equipment (Play Areas and Equipment)HSL1L2L31.07.14.28.14.28L2L31 20-50% of play equipment does not operate, but no safety risk2 More than 50% does not operate, but no safety risk.3 Equipment may be unsafe for any reasonDeteriorated Play Area Surface (Play Areas and Equipment)02 20-50% of total surveyed play area surface shows deterioration3 More than 50% of surveyed play area surface shows deterioration or is unsafe for any reasonHSRefuse Disposal (Site)Broken/Damaged Enclosure - Inadequate Outside Storage Space (Refuse Disposal)L10.142 Wall or gate of trash enclosure is damaged OR trash overflow condition in dumpster areaHSRetaining Walls (Site)nlt Damaged/Falling/Leaning (Retaining Walls)L11L2L3.15.302 Retaining wall shows signs of deterioration, still functions, no safety risk3 Retaining wall is damaged and does not function OR may be unsafeHSStorm Drainage (Site)Damaged/Obstructed (Storm Drainage)L10L2L3.31.632 System is partially blocked, causing backup into adjacent area3 System completely blocked or clogged causing backups into adjacent areaHSWalkways/Steps (Site)nlt Broken/Missing Hand Railing (Walkways/Steps)L1L21L3.283 Hand rail for four or more stairs is missing, damaged, loose, or unsafeCracks/Settlement/Heaving (Walkways/Steps)0.14Cracks greater than 3/4 inch over more than 5% of walkwaysSpalling (Walkways/Steps)0.07HSL1.141 More than 5% of walkway/steps have small areas of spalling - 4" by 4" or less.2 More than 5% of walkway/steps have large areas of spalling—larger than 4" by 4"—and this affects traffic ability.Building ExteriorBuilding Exteriors, on single building properties can also result ins surprisingly high deductions for fairlysimple issues. Door, Wall, and Window deficiency definitions are often very similar to those for Units andCommon Areas, but they are listed separately to avoid confusion where they do varyDoors (Building Exterior)nlt Damaged Frames/Threshold/Lintels/Trim (Doors)L2L31.10.200.18.360.24.482 At least one door is not functioning or cannot be locked because of damage to frame, threshold, lintel, or trim.3At least one entry door or fire rated or emergency door is not functioning or cannot be locked because of damage toframe, threshold, lintel, or trim.Damaged Hardware/Locks (Doors)2 One door does not function or cannot be locked because of damage to door’s hardware.One entry door or fire rated or emergency door does not function or cannot be locked because of damage to door’s3hardware.Damaged Surface (Holes/Paint/Rusting/Glass)(Common Areas)2 One door has hole or holes with diameter ranging from 1/4 inch to 1 inch.Any door has hole larger than 1 inch, peeling/cracking/no paint, rust that affects integrity of door surface, or3broken/missing glass OR any entry, fire rated or emergency door has hole 1/4 inch or largerDamaged/Missing Screen/Storm/Security Door (Doors)1 Screen door or storm door is damaged in any way3 Security screen door is not functioning or is missingDeteriorated/Missing Seals (Entry Only) (Doors)0.480.803 Weather seals do not function as they should - you may see light around or under door, includes sweepMissing Door (Doors)3 Any missing exterior door Copyright 2006-2008 Michael Gantt REACSolutions
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 5 of 15Building Exterior - Continued at "Fire Exits"HSFire ExitsLT Blocked Egress/Ladders (Fire Escapes)L1L2L32.802.803 Anything restricts exitsLT Visibly Missing Components (Fire Escapes)3 Any functional components are missing or so damaged as to not function properlyFHEO - 32" Wide Main Entrancenon scoringMain Entrance Less Than 32" Wide3 Distance between face of door and opposite doorstop not 32”FHEO - Accessibility to Main Floor EntranceObstructed or Missing Accessibility Route3 No handicap accessibility routeFoundationCracks/Gaps (Foundations)2 Cracks more than 1/8 inch by 6" long3non scoringHSL2L30L1.40.800.24.48Cracks or gaps more than 3/8 inch wide by 6" long OR cracks that are full depth of wall, providing opportunity forwater penetration OR sections of slab floor that are brokenSpalling/Exposed Rebar (Foundations)2 Spalling that affects 10-50% of any foundation wall3 Spalling affects 50% or more of foundation wall OR any visible reinforcing material or rebarHSLightingBroken Fixtures/Bulbs (Lighting)L10L2L3.15.302 20-50% of lighting fixtures and bulbs are broken or missing, but no safety hazard3 More than 50% of lighting fixtures and bulbs broken or missing OR any unsafe condition resultsNOTE: Site lighting, unattached to a building, s assigned to nearest building for purposes of inspection, as there isno Site Lighting Inspectable ItemRoofsDamaged/Clogged Drains (Roofs)2HSL10.12L2.48L30.12.48Debris around or in drain, but no ponding OR drain is damaged but drain system still functions, no evidence ofponding3 Drain is so damaged or clogged drain no longer functions - as shown by pondingDamaged Soffits/Fascia (Roofs)1 Damage to soffits or fascia, but no water penetration possible3 Any soffit or fascia material is missing or so damaged that water penetration is possibleDamaged Vents (Roofs)0.40.800.40.80.09.18.36.20.40.801 Vents are visibly damaged, but no present obvious risk to promote further roof damage3 Vents are missing or so damaged further roof damage is possibleDamaged/Torn Membrane/Missing Ballast (Roofs)2 Ballast has shifted and no longer functions3 Damage to membrane that may result in water penetrationMissing/Damaged Components from Downspout/Gutter (Roofs)01 Splashblocks are missing or damaged02 Downspout/Gutter components missing or damaged, but there is no damage to other components of building03 Downspout/Gutter components missing or damaged, may cause damage to other components of buildingMissing/Damaged Shingles (Roofs)01 Up to one square of surface material or shingles missing or damaged in any way2 One to two squares of surface material or shingles missing or damaged in any way3 More than two squares of surface material or shingles missing or damaged in any way0Ponding (Roofs).483 Evidence of standing water on roof, causing potential or visible damage to roof surface or underlying materials.HSWalls0Cracks/Gaps (Walls)2 Crack more than 1/8 inch wide by 6" long3 Crack or gap more than 3/8 inch wide by 6" long OR crack full depth of wallWalls Continues, Next Page Copyright 2006-2008 Michael Gantt REACSolutionsL1L2L3.33.65
REACSolutions UPCS Mini-ManualVersion 08.1124 betaBuilding Exteriors, "Walls" Continued from Previous Pagenlt Damaged Chimneys (Walls)2 Chimney shows surface damage OR chimney has holes that affect area larger than 4" by 4"3page 6 of 151.20.39Chimney has visibly separated from adjacent wall OR cracked or fallen pieces OR risk that falling pieces couldcreate safety hazardMissing Pieces/Holes/Spalling (Walls)Missing piece - single brick or section of siding, for example OR hole larger than ½ inch in diameter OR2deterioration that affects area up to 8½" by 11".Deterioration exposes any reinforcing material OR more than one missing piece OR damage affects area larger3than 8½" by 11" OR hole of any size that completely penetrates wall0Missing/Damaged Caulking/Mortar (Walls)0.10.20.20.391 Mortar is missing around single masonry unit OR Deteriorated caulk is confined to less than 12"2 Mortar missing around more than one brick or block OR deteriorated caulk longer than 12"Stained/Peeling/Needs Paint (Walls)0.07.15HSL1L21.070.160.041 Less than 50% of single building exterior wall is affected2 More than 50% of single building exterior wall is affectedWindowsnlt Broken/Missing/Cracked Panes (Windows)L3.291 Glass is cracked, but no sharp edges3 Glass is missing or brokenDamaged/Missing Screens (Windows).331 Three or more screens are damaged in any way or missingDamaged Sills/Frames/Lintels/Trim (Windows)1 Damage to sills, frames, lintels, or trim, but nothing is missing. Inside of surrounding wall is not exposedSills, frames, lintels, or trim are missing or damaged, exposing inside of surrounding walls and compromising its2weather tightnessMissing/Deteriorated Caulking/Glazing Compound (Windows)0.33.65Most of window shows missing or deteriorated caulk or glazing compound, but no evidence of damage to window or2surrounding structureMissing or deteriorated caulk or seals with evidence of leaks or damage to window or surrounding structure OR3fogged thermopane windowPeeling/Needs Paint (Windows)0.042.00HSL11 Peeling paint or window that needs paintLT Security Bars Prevent Egress (Windows).653 Ability to exit through window is limited by security bars that do not open for any reasonBuilding SystemsBuilding Systems defects apply to mechanical systems that serve more than one Unit, or which serveCommon Areas. Mechanicals that serve only one Unit are evaluated within Unit. Some devices, such asbreaker panels may also be evaluated as part of a Common Area if they serve only one specific CommonArea. Building Systems deficiencies result in some of highest scoring impacts, especially in single buildingproperties.Domestic WaterLeaking Central Water Supply (Domestic Water)L2L30.472.781.781.191.783 Any water leak not in a unit, includes hose bibs on exteriorLT Misaligned Chimney/Ventilation System (Domestic Water)3 Misalignment that may cause improper or dangerous venting of exhaust gasesnlt Missing Pressure Relief Valve (Domestic Water)3 No pressure relief valve OR pressure relief valve drip leg or extension does not extend to within 18" of floornlt Rust/Corrosion on Heater Chimney (Domestic Water)3 Water heater chimney shows evidence of flaking, discoloration, pitting, or crevicesnlt Water Supply Inoperable (Domestic Water)3 No running water in any area of buildingHSElectricalnlt Blocked Access to Electrical Panel (Electrical System)L1L2L31.351.473 Electric breaker panel is blockednlt Burnt Breakers (Electrical System)3 Any carbon residue, melted breakers, or arcing scars.Electrical Continues, Next Page Copyright 2006-2008 Michael Gantt REACSolutions
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 7 of 15Building Systems, Electrical Continued from Previous Pagenlt Evidence of Leaks/Corrosion (Electrical System)Corrosion that affects condition of components that carry current OR stains or rust on interior of electrical3enclosures OR evidence of water leaks in enclosure or hardware1.78LT Frayed Wiring (Electrical System)2.782.782.783 Nicks, abrasions, or fraying of insulation that expose any conducting wireLT Missing Breakers/Fuses (Electrical System)3 Open breaker portLT Missing Covers (Electrical System)3 Cover is missing, which results in exposed visible electrical connectionsHSElevatornlt Not Operable (Elevators)L1L21L3.253 Elevator does not function OR elevator doors open when cab is not thereHSEmergency PowerAuxiliary Lighting Inoperable (Emergency Power)L1L20L3.103 Auxiliary lighting does not functionRun-Up Records/Documentation Not Available0.03.062 Current records are not available but older records are properly maintained and available3 No generator records are availableHSExhaust SystemsRoof Exhaust Fans Inoperable (Exhaust System)L1L20L3.353 Roof exhaust fan unit does not functionHSFire Protectionnlt Missing Sprinkler Head (Fire Protection)L1L21L3.783 Any sprinkler head is missing, visibly disabled, painted over, blocked, or capped.LT Missing/Damaged/Expired Extinguishers2.19.39HSL1L20.12.781 5% or less of fire extinguishers are missing, damaged, or expired.2 5-10% of fire extinguishers are missing, damaged, or expired3More than 10% of fire extinguishers are missing, damaged, or expired OR Not operable/non-expired fireextinguisher on each floorHVACBoiler/Pump Leaks (HVAC)L3.471 Water or steam leaking in piping or pump packing3 Water or steam is leaking in piping or pump packing to point that system or pumps should be shut down.nlt Fuel Supply Leaks (HVAC)1.472.783 Fuel is leaking from supply tank or piping.LT Misaligned Chimney/Ventilation System (HVAC)3 Misalignment of exhaust system on gas-fired or oil-fired unit that causes improper or dangerous venting of gases.nlt General Rust/Corrosion (HVAC)1.10.192 Significant rust, flaking, discoloration, or development of pits or crevices3 Equipment or piping does not function because of this conditionHSSanitary Systemnlt Broken/Leaking/Clogged Pipes or DrainsL1L2L31.780.353 Leaks in system OR evidence of clogged drainsMissing Drain/Cleanout/Manhole Covers (Sanitary System)3 Drain cover is missing Copyright 2006-2008 Michael Gantt REACSolutions
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 8 of 15Units and Common Areas - "Typical" DefinitionsThese are Unit definitions, but apply to almost all Common Areas as well. This book simplifies by usingthem for both areas. (Common Area scoring in next section.)Bathroom (Unit)Bathroom Cabinets - Damaged/Missing (Bathroom)HSL10.05L2L31.08.341.19.751.11.451.111 Damaged or missing shelves, vanity tops, drawers, or doors that are not functioningnlt Lavatory Sink - Damaged/Missing (Bathroom)1 Sink can be used, but there are cracks or discoloration in more than 50% of basin OR stopper is missing.3 Sink not fully functionalnlt Plumbing - Clogged Drains (Bathroom)1 Water does not drain freely, but fixtures can be used.3 Drain is completely clogged or extensive deteriorationnlt Plumbing - Leaking Faucet/Pipes (Bathroom)1 Leak or drip contained by basin3 Leak that is adversely affecting area around itnlt Shower/Tub - Damaged/Missing (Bathroom).23.451 Stopper is missing.2 Cracks or extensive discoloration in more than 50% of basin.Shower or tub cannot be used for any reason. shower, tub, faucets, drains, or associated hardware is missing or3has failed.Ventilation/Exhaust System - Inoperable (Bathroom)0.231.383 Inoperablenlt Water Closet/Toilet - Damaged/Clogged/Missing (Bathroom).752 Seat, flush handle, cover etc. - are missing or damaged OR toilet seat is cracked, or hinge is broken.3 Toilet leaks OR missing OR unusable OR doesn't flushHSCall-for-Aid (Unit)nlt Inoperable (Call-for-Aid)L1L21L3.053 Does not function as intendedHSCeiling (Unit)L1L20Bulging/Buckling (Ceiling)L3.123 Bulging, buckling, sagging, or problem with alignment.Holes/Missing Tiles/Panels/Cracks (Ceiling)0.03.060.01.010.01.03HSL1.121 Small holes no larger than sheet of paper - 8½" by 11" OR no more than 3 tiles or panels are missing2Hole larger than 8½" by 11" - but does not penetrate area above OR more than 3 tiles or panels are missing ORcrack more than 1/8 inch wide and 11" long.3 Hole penetrates to area above; you can see through itPeeling/Needs Paint (Ceiling)1 Affected area 1 square foot to 4 square feet2 Affected area larger than 4 square feetWater Stains/Water Damage/Mold/Mildew (Ceiling).051 Evidence of leak, mold, or mildew 1 to 4 square feet - less than 10% of ceiling2 More than 4 square feet - 10-50% of ceiling3 More than 50% of surfaceDoors (Unit)Damaged Surface - Holes/Paint/Rusting/Glass (Doors)0L2L3.03.06.05.10.05.102 Door other than bathroom or entry has hole from 1/4 inch to 1 inch3Bathroom or entry door has hole larger than 1/4 inch OR any door has hole larger than 1 inch, peeling or crackingpaint, or rust that affects integrity of door surface, broken or missing glass OR delaminated or split doorDamaged Frames/Threshold/Lintels/Trim (Doors)0.032 Door other than bathroom or entry is not functioning due to damage to frame, threshold, lintel, or trim3 Bathroom or entry door is not functioning due to frame, threshold, lintel, or trimDamaged Hardware/Locks (Doors)1 Closet door does not function because of damage to hardware.2 Other door does not function because of damage to door’s hardware3 Bathroom or entry door does not function because of damage to hardwareDoors Continued Next Page Copyright 2006-2008 Michael Gantt REACSolutions0
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 9 of 15Units and Common Area Typical Definitions, Doors Continued from Previous Pagenlt Damaged/Missing Screen/Storm/Security Door (Doors)1.03.101 Screen or storm door has any kind of damage3 Security screen door is not functioning or is missingDeteriorated/Missing Seals (Entry Only) (Doors)0.143 Weather seals do not function as they should - you may see light around or under door, includes sweepMissing Door (Doors)0.06.11HSL1L2.231 Door is missing - NOT bathroom or entry door.2 Two doors or up to 50% of doors missing, but NOT bathroom entry doors, NO hazard3 Bathroom or entry door missing OR more than 50% of doors missingElectrical System (Unit)nlt Blocked Access to Electrical Panel (Electrical System)L31.231.30nlt Evidence of Leaks/Corrosion (Electrical System)1.50Corrosion of components that carry current OR Stains or rust inside electrical enclosure OR Evidence of water leaksLT 3in enclosure or hardware2.50LT Frayed Wiring (Electrical System)2.501.502.502.503 Electric breaker panel is blockednlt Burnt Breakers (Electrical System)3 Carbon residue, melted breakers, or arcing scars3 Nicks, abrasions, or fraying of insulation that exposes conductornlt GFI - Inoperable (Electrical System)3 Inoperable as tested using test buttonsGFI defects outlets only apply where ever they are found in a Unit, but only apply in these Common Areas: LaundryRoom, Kitchen, or Restroom. If found elsewhere, or on Exterior, they must be recorded as Health and Safety;Hazards; OtherLT Missing Breakers/Fuses (Electrical System)3 Open breaker portLT Missing Covers (Electrical System)3 Cover is missing, with exposed electrical connectionsHSFloors (Unit)L1L20Bulging/Buckling (Floors)L3.123 Bulging, buckling, sagging, or lack of horizontal alignmentFloor Covering Damage (Floors)10.03.06.120.03.06.120.01.015-10% of floor covering has stains, burns, cuts, holes, or tears; loose areas; exposed seams. Covering is stillfunctional, no safety hazard2 10-50% of floor covering damaged as above - stains only are L13 More than 50% of floor covering damaged as aboveMissing Flooring/Tiles (Floors)1 Small areas of floor surface missing - more than 5% but less than 10% of floors2 10-50% of floors missing or broken flooring3 More than 50% of floors affected by missing or broken flooring OR condition causes safety concernsPeeling/Needs Paint (Floors)1 1 to 4 square feet affected2 More than 4 square feet affected0.06.120.03.05Rot/Deteriorated Sub floor (Floors)2 Small areas of rot or spongy flooring - more than 1 square foot, but less than 4 square feet3 More than 4 square feet - Applying weight causes deflectionWater Stains/Water Damage/Mold/Mildew (Floors)2 Water stain, mold, or mildew over small area 1 to 4 square feet3 More than 4 square feet affectedHot Water Heater (Units ONLY - Common Area Water Heaters Go Under SYSTEMS)LT Misaligned Chimney/Ventilation System (Hot Water Heater)HSL1L2L32.501.503 Misalignment or disconnected so carbon monoxide hazard possiblenlt Inoperable Unit/Components (Hot Water Heater)3 Water does not get warmer than room temperatureHot Water Heater Continued Next Page Copyright 2006-2008 Michael Gantt REACSolutions
REACSolutions UPCS Mini-ManualVersion 08.1124 betapage 10 of 15Units and Common Area Typical Definitions, Hot Water Heater Continued from Previous PageLeaking Valves/Tanks/Pipes (Hot Water Heater)0.301.503 Water leakingnlt Pressure Relief Valve Missing (Hot Water Heater)3 No pressure relief valve OR pressure relief valve drip leg or extension does not extend to within 18" of floornlt Rust/Corrosion (Hot Water Heater)1.06.11HSL1L2.231 Superficial surface rust.2 Significant rust, flaking, or discoloration - or pit or crevice3 Because of this condition equipment or piping do not function or leaksHVAC System (Unit)Misaligned Chimney/Ventilation System (HVAC)L30.190.752.753 Misalignment or disconnected so carbon monoxide hazard possibleInoperable (HVAC)HVAC does not function; no heating or cooling during proper season - system does not respond when controls are3engagedLT Noisy/Vibrating/Leaking (HVAC)1 Abnormal vibrations, other noise, or leaks when engagedConvection/Radiant Heat System Covers Missing/Damaged (HVAC)0.110.05HSL13 Radiator cover missing or substantially damaged - note: may also result in sharp edges hazardGeneral Rust/Corrosion (HVAC).09.191 Rust or corrosion on HVAC units but still functionalKitchen (Unit)Cabinets - Missing/Damaged (Kitchen)L2L30.09.190.090.092 10-50% of doors or shelves missing or damaged, laminate separating3 50% of cabinets, doors, shelves missing or damaged - laminate separatingCountertops - Missing/Damaged (Kitchen)2 20% or more of countertop working surface is deterioratedDishwasher/Garbage Disposal - Inoperable (Kitchen)2 Dishwasher or garbage disposal does not functionnlt Plumbing - Clogged Drains L11 Basin does not drain freely3 Drain is completely cloggednlt Plumbing - Leaking Faucets/Pipes (Kitchen)1 Leak or drip contained by basin, and faucet is functioning3 Leaks outside of basin, having adverse affect on surrounding areaRange Hood/Exhaust
REACSolutions UPCS Mini-Manual Version 08.1124 beta page 2 of 15 REAC Inspection Mini-Manual and Relative Scoring Values Health and Safety Common Area Scoring for Health and Safety in Common Area Sections Air Quality Site Ext Sys Unit nlt Mold and/or Mildew Observed.28 .34 Evidence of mold or mildew LT Propane/Natural Gas/Methane Gas Detected .File Size: 370KB
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2022 REAC Board meeting were reviewed. Connie moved that the October 10, 2022 REAC Board Minutes be approved as submitted. Renaye seconded the motion and the motion was approved. A. nnounCEmEnts & C. ommuniCAtions: Renaye mentioned that she was contacted by a REAC member who was concerned that the 3% and 2% Annual Cost of Living
U.S. Department of Housing and Urban Development - Real Estate Assessment Center "Cheat Sheet" for the 4.0 Physical Inspection Report With the rollout of the new Uniform Physical Condition Standards (UPCS) inspection software (version 4.0), the Real Estate Assessment Center (REAC) now has the capability to collect more
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MINI MINI (R50, R53) Cooper, MINI MINI (R50, R53) One, MINI MINI Convertible (R52) Cooper, MINI MINI Convertible (R52) One The steps may slightly vary depending on the car design. WWW.AUTODOC.CO.UK 1-15 Important! REQUIRED TOOLS: WWW.AUTODOC.CO.UK 2-15 High-temperature anti-seize lubricant Drive socket # 10 Ratchet wrench
Real Estate Appraiser Commission (REAC). Requires an AMC to submit reports, information, and documents as the REAC may reasonably require. Authorizes the REAC to collect and transmit an annual registry fee, in a
American Gear Manufacturers Association franklin@agma.org June 15, 2012. at Happened in the 2011 US Gear Market? mand for gears was up sharply in the US because of the mendous investment in “traditional” capital equipment. en though gear demand was up 28%, domestic shipments rose only %. The gap was filled by record gear imports (in terms of levels rowth), a 33% rise. ports were due to a .
