[Federal Register Volume 64, Number 92 (Thursday, May 13, 1999)]
[Notices]
[Pages 26166-26215]
From the Federal Register Online via the Government Publishing Office [www.gpo.gov]
[FR Doc No: 99-11912]



[[Page 26165]]

_______________________________________________________________________

Part V





Department of Housing and Urban Development





_______________________________________________________________________



Public Housing Assessment System Physical Condition Scoring Process; 
Notice

  Federal Register / Vol. 64, No. 92 / Thursday, May 13, 1999 / 
Notices  

[[Page 26166]]



DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT

[Docket No. FR-4509-N-02]


Public Housing Assessment System Physical Condition Scoring 
Process

AGENCY: Office of the Director of the Real Estate Assessment Center, 
HUD.

ACTION: Notice.

-----------------------------------------------------------------------

SUMMARY: This notice provides additional information to public housing 
agencies and members of the public about HUD's process for issuing 
scores under the Physical Condition Indicator of the Public Housing 
Assessment System (PHAS).

FOR FURTHER INFORMATION CONTACT: For further information contact Wanda 
Funk, Real Estate Assessment Center, Department of Housing and Urban 
Development, 1280 Maryland Avenue, SW, Suite 800, Washington, DC 20024; 
telephone Customer Service Center at 1-888-245-4860 (this is a toll-
free number). Persons with hearing or speech impairments may access 
that number via TTY by calling the Federal Information Relay Service at 
(800) 877-8339. Additional information is available from the REAC 
Internet Site, http://www.hud.gov/reac.

SUPPLEMENTARY INFORMATION:

Purpose of This Notice

    The purpose of this notice is to provide additional information 
about the scoring process for PHAS Indicator #1, Physical Condition. 
The purpose of the Physical Condition assessment is to ensure that 
public housing units are safe, decent, sanitary and in good repair, 
using HUD's uniform physical condition standards for the assessment. 
The physical condition assessment under the PHAS utilizes uniform 
physical inspection procedures to determine compliance with the uniform 
standards and is an important indicator of a PHA's performance.
    Of the total 100 points available for a PHAS score, a PHA may 
receive up to 30 points under PHAS Indicator #1. The physical condition 
score is included in the aggregate PHAS score.

The PHAS/REAC Physical Inspection and the HQS Inspection

    The PHAS physical inspection is performed by HUD's Real Estate 
Assessment Center (REAC), and is also referred to as the REAC physical 
inspection. The REAC physical inspection encompasses virtually 
everything covered by the Housing Quality Standards (HQS) inspection. 
The REAC physical inspection, however, is more objective and more 
defined in identifying and classifying deficiencies. While the HQS 
inspection generates a reasonably subjective ``pass/fail'' designation, 
the REAC inspection generates much more comprehensive results, such as:
     Physical scores reported at the property level;
     Area level scores for each of the five REAC physical 
inspection areas; and
     Observations of deficiencies recorded by the inspector 
electronically at the time of the inspection.

The Physical Inspection Scoring Process

1. Definitions

    The following are the important definitions of terms used in the 
physical condition scoring process:
    Score means a number between 0 and 100 that reflects the physical 
condition of a property, inspectable area, or sub-area:
     To record a health or safety problem, a letter is added to 
the property score (a, b, or c); and
     To note that smoke detectors are inoperable or missing, an 
asterisk (*) is added to the property score.
    Inspectable area means any of the five major components of the 
property, which are:
     Site.
     Building exteriors.
     Building systems.
     Common areas.
     Dwelling units.
    Sub-area means an inspectable area for one building. For example, 
if a property has more than one building, each inspectable area for 
each building in the property is treated as a sub-area.
    Inspectable items refer to walls, kitchens, bathrooms, and other 
things to be inspected in an inspectable area. The number of 
inspectable items may vary from 8 to 17 items for each area. Weights 
are assigned to each item as shown in Appendix 1 (Item Weights and 
Criticality Levels).
    Deficiencies refer to specific problems, comparable to HQS, that 
can be recorded for the inspectable items, such as a hole in a wall or 
a damaged refrigerator in the kitchen.
    Criticality means one of five levels that reflect the relative 
importance of the deficiencies for an inspectable item. Appendix 1 also 
lists all deficiencies with their designated levels, which vary from 1 
to 5, with 5 as the most critical. The deficiencies also have assigned 
values used in scoring as follows:

------------------------------------------------------------------------
                      Criticality                        Level    Value
------------------------------------------------------------------------
Critical..............................................        5     5.00
Very important........................................        4     3.00
Important.............................................        3     2.25
Contributes...........................................        2     1.25
Slight contribution...................................        1     0.50
------------------------------------------------------------------------

    Based on the importance of the deficiency, reflected in its 
criticality value, points are deducted from the property score. For 
example, a clogged drain in the kitchen is more critical than a damaged 
surface on a counter top. Therefore, more points will be deducted for a 
clogged drain than for a damaged surface.
    Severity means one of three levels that reflect the extent of 
damage associated with each deficiency, with values assigned as 
follows:

------------------------------------------------------------------------
                            Severity                              Value
------------------------------------------------------------------------
Severe.........................................................     1.00
Major..........................................................     0.50
Minor..........................................................     0.25
------------------------------------------------------------------------

    Appendix 1 shows the severity levels that are possible for each 
deficiency. Based on the severity of each deficiency, the score is 
reduced. Points deducted are calculated as the product of the item 
weight and the values for criticality and severity, as described below. 
For specific definitions of each severity level, see the REAC's 
``Dictionary of Deficiency Definitions,'' which is available from 
REAC's Internet Site, http://www.hud.gov/reac and is reproduced in this 
Notice as Appendix 2 (Dictionary of Deficiency Definitions).
    Normalized area weights mean weights used with area scores to 
create property level scores. The weights are adjusted to reflect the 
inspectable items that are present.
2. Scoring Process Input
    To generate accurate scores, it is crucial to determine the 
appropriate relative weights of the various components of the 
inspection; that is, which components are the most important, the next 
most important, and so on. To develop the scoring methodology for the 
PHAS physical inspection, HUD utilized information provided by several 
knowledgeable parties, including:
     Professionals experienced in assessing the physical 
condition of properties;
     Representatives from the housing and public housing 
industries; and
     HUD professionals.
    In an extensive series of meetings, these parties gave HUD valuable 
advice and comments on the relative weights and values for inspectable 
areas, items,

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criticality of deficiencies, and severity levels of deficiencies.
3. Equity Principles
    In addition to determining the appropriate relative weights, HUD 
also took into consideration several issues concerning equity between 
properties:
    Proportionality. The scoring methodology includes an important 
control, which does not allow any sub-area scores to be negative. If a 
sub-area, such as the building exterior for a given building, has so 
many deficiencies that the sub-area score is negative, the score is set 
to zero. This control mechanism ensures that no single building or 
dwelling unit can affect the overall score more than its proportionate 
share of the whole.
    Configuration of property. The scoring methodology takes into 
account that properties have different numbers of units in buildings. 
To fairly score properties with different numbers of units in 
buildings, the area scores are calculated for building exteriors and 
systems by using weighted averages of the sub-area scores, where the 
weights are based on the number of units in each building.
    Differences between properties. The scoring methodology also takes 
into account that properties have different features and amenities. To 
ensure that the overall score reflects only items are present to be 
inspected, weights to calculate area and property scores are adjusted 
depending on how many items are there to be inspected.
4. Deficiency Definitions
    During a physical inspection of a property, the inspector looks for 
deficiencies for each inspectable item within the inspectable areas, 
such as the walls (item) of a dwelling unit (area). A specific 
criticality level is assigned to each deficiency. The criticality level 
reflects the importance of the deficiency relative to all deficiencies 
for the item. One of three severity levels is also assigned based on 
the observed condition.
    The REAC's ``Dictionary of Deficiency Definitions'' specifically 
defines the three levels of severity: severe, major, and minor. As 
noted earlier, this dictionary is found in Appendix 2 to this notice, 
and is also available on the REAC Internet Site.
5. Health and Safety Deficiencies
    The REAC physical inspection emphasizes health and safety (H&S) 
deficiencies because of their crucial importance to the well-being of 
residents. H&S deficiencies can substantially reduce the overall 
property score. As noted earlier, the H&S deficiencies are highlighted 
by adding a letter to the numeric score. Letters to the numeric score 
are added as follows:
     If there are no H&S deficiencies, add a;
     If there are H&S deficiencies that are not life-
threatening (NLT), add b; and
     If there are exigent H&S deficiencies that are life 
threatening(LT), i.e., calling for immediate attention or remedy--or 
fire safety H&S deficiencies, add c.
    Appendix 1 lists all H&S deficiencies with an ``LT'' designation 
for exigent/fire safety and ``NLT'' for non-life threatening 
deficiencies.
    To ensure prompt correction of H&S deficiencies, the inspector 
gives the property representative the list of every observed exigent/
fire safety H&S deficiency before leaving the site. The property 
representative acknowledges receipt of the deficiency report by 
signature. The inspector also transmits the deficiency report to HUD 
not later than the morning after completing the inspection. HUD sends 
to all PHAs inspection reports that summarize the H&S deficiencies 
recorded by the inspector. These reports clearly show:
     The number of H&S deficiencies (exigent/fire safety and 
non-life threatening) that the inspector observed;
     All observed smoke detector deficiencies; and
     A projection of the total number of H&S problems that the 
inspector potentially would see in an inspection of all buildings and 
all units.
    If there are smoke detector deficiencies, the physical condition 
score will include an asterisk. However, problems with smoke detectors 
do not currently affect the overall score. When there is an asterisk 
indicating the property has at least one smoke detector deficiency, 
that part of the score may be identified as ``risk.'' For example, 
``93a, risk'' for 93a* and ``71c, risk'' for 71c*.
    There are six distinct letter grade combinations: a, a*, b, b*, c 
and c*. For example:
     A score of 90c* means that the property contains at least 
one exigent/fire safety H&S deficiency to be corrected, including some 
smoke detector; deficiencies, but is otherwise in excellent condition.
     A score of 55a means that the property is in poor 
condition, even though there are no H&S deficiencies; and
     A property in excellent physical condition with no H&S 
deficiencies would have a score of 90a to 100a.
6. Scoring Process Elements
    The physical condition scoring process is based on three elements 
within a property:
     Inspectable areas;
     Inspectable items; and
     Observed deficiencies.
7. Scoring as Weighted Averages
    The score for a property is the weighted average of area scores, 
with the area weights adjusted to take into account how many of an 
area's inspectable items are actually present to be inspected.
    The area scores are calculated by deriving weighted averages of 
sub-area scores over buildings or dwelling units as appropriate.
    The sub-area scores are calculated by deducting points for 
deficiencies, based on criticality and severity levels. (Sub-area 
scores may not be less than zero.) Points are also deducted for H&S 
deficiencies.
8. Essential Weights and Levels
    The process of scoring a property's physical condition depends on 
the weights, levels, and associated values of several quantities:
     Weights for inspectable areas (5 areas);
     Weights for inspectable items within areas (8 to 17 per 
area);
     Criticality levels and their associated values for the 
possible deficiencies within items inspected;
     Severity levels and their associated values for 
deficiencies; and
     Health and safety deductions (exigent/fire safety and non-
life threatening) for site, buildings, and dwelling units.
9. Normalized Area Weights
    A property's overall physical condition score is a weighted average 
of area scores. Approximate relative weights appeared in the PHAS final 
rule, published on September 1, 1998 (see 63 FR 46596, pages 46598-
46599):

------------------------------------------------------------------------
                                                                Weight
                            Area                              (percent)
------------------------------------------------------------------------
Site.......................................................           15
Building exterior..........................................           15
Building systems...........................................           20
Common areas...............................................           15
Dwelling units.............................................           35
------------------------------------------------------------------------

    These weights are assigned if all inspectable items are present for 
each area for each building and unit. Typically, some areas are missing 
a number of inspectable items for some or all buildings or units. For 
example, common areas may be missing in some buildings. When items are 
missing for

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an area, the area weight is reduced to reflect the missing item weights 
and then all area weights are ``normalized'' so that they again add up 
to 100%. As an example, if there were no common areas, the weights of 
the other four areas would be reduced to a total of 85%. Each area's 
weight then would be divided by 0.85, resulting in normalized weights 
of 17.6%, 17.6%, 23.5%, 0% and 41.2% for site, building exterior, 
building systems, common areas and units, respectively. These new 
weights add to 100%.
10. Site, Unit and Sub-Area Scores
    These are the steps to arrive at site, unit and sub-area scores for 
a site, building, or unit:
    Step 1: calculate an ``initial proportionate score''--the 
difference between the possible points for the site, a building sub-
area, or a unit and the deductions associated with the deficiencies 
recorded. The number of possible points is the total of the inspectable 
item weights, ignoring the H&S item, for the site, or a building sub-
area, or unit.
    Step 2: calculate the deduction for an observed deficiency by 
multiplying the relevant item weight by the criticality value and by 
the severity value.
    Step 3: in a similar manner, reduce the scores for any health and 
safety (H&S) deficiencies observed, including those in the H&S item and 
those in other non-H&S items. (The item weight for deficiencies 
included in the H&S item is equal to the largest weight among the items 
present.) At this point, the control to prevent negative scores is 
applied. Thus, no one building or unit may affect an area score more 
than its proportionate share would justify.
    Step 4: normalize the resulting proportionate scores to scores 
based on 100 points by dividing by the total of weights of items 
present to be inspected, other than the H&S item.
11. Area Scores
    Within each area involving either multiple buildings or units, the 
area score is a weighted average of the building sub-area scores or 
unit scores. To calculate these weighted averages, follow these 
guidelines:
    Dwelling units: the area score is the weighted average of sub-area 
scores for each unit, weighted by the total of item weights present to 
be inspected in each unit.
    Common areas: like the dwelling unit score, the area score for 
common areas is the weighted average of sub-area common area scores 
weighted by the total weights for items inspected in the common areas 
for each building.
    Building exteriors or building systems: the area scores for 
building exteriors and building systems are weighted averages of sub-
area scores. The weights are the product of the total weights for 
items, ignoring the H&S item, inspected for each building exterior or 
systems times the total number of units for each building. (Note: the 
total number of units is all units, not just units inspected.)
12. Overall Property Score
    To calculate the overall property score, the normalized area 
weights are applied to the area scores.
13. Possible Points
    Normalized area weights reflect both the initial weights and the 
relative weights between areas of inspectable items actually present. 
For reporting purposes, normalized weights are presented as the maximum 
point contributions for each of the five inspectable areas. In the 
Physical Inspection Report, sent to all PHAs, the following items are 
listed:
     Normalized weights as the ``possible points'' by area;
     The area scores, taking into account the points deducted 
for observed deficiencies;
      The deductions for H&S for site, buildings and units, 
where H&S deductions for buildings are combined for exteriors, systems 
and common areas; and
     The overall property score.
    The Physical Inspection Report allows the PHA to see the magnitude 
of the points lost by inspectable area, and the impact on the score of 
the H&S deficiencies.
14. Examples of Physical Condition Score Calculations
    To illustrate how physical condition scores are calculated, three 
examples are provided below.

    Example #1: Example #1 illustrates how the score for a sub-area 
is calculated based on the following features:
    #1a. Ignoring the H&S item, the other seven items have a total 
weight of 100%, as shown in Appendix 1. If the building had no fire 
escapes, an item with a nominal weight of 16.7%, then the total item 
weight for the remaining non-H&S items would be 83.3%, which is then 
the base (83.3 points) from which deductions are made to create the 
``initial proportionate score'' as described, above, under Sub-Area 
Scores.
    #1b. Assume damaged vents were found in the roof. The 
criticality level for this deficiency is provided in Appendix 1 as a 
4, which has a value of 3.00 as given, above, under Definitions. If, 
based on the Dictionary of Deficiency Definitions (Appendix 2), it 
is determined that the damaged vents seen are minor deficiencies, 
then the amount of points deducted is the item weight (16.7) times 
the criticality value (3.00), times the severity value (0.25), which 
equals 12.5 points.
    #1c. If this is the only deficiency observed, then the initial 
proportionate score for this sub-area would be 83.3-12.5 or 70.8 
points.
    #1d. Additional deficiencies or H&S deficiencies (calculated in 
the same manner) would further decrease the sub-area score and if 
the score dropped below zero, then it would be changed to zero.
    #1e. The initial proportionate sub-area score is then normalized 
to a 100 point basis by dividing by the total of the non-H&S item 
weights (0.833), which would create the final score of (70.8)/
(0.833) = 85.0
    Example #2: Example #2 illustrates how the score for an area is 
calculated based on the following features:
    #2a. Consider a property with 2 buildings with the following 
characteristics:
     Building #1 (from Example #1, above):

--10 units
--83.3% of the weight for the items that were present in building 
exterior
--Building exterior score is 85 points

     Building #2:
--20 units
--100% of the weight for the items that were present in building 
exterior
--Building exterior score is 70 points

    #2b. The building exterior score for the building exterior area 
is the weighted average of the individual scores. Each building 
exterior score is weighted by the number of units and the percent of 
the weight for items present in the building exterior.
    #2c. The scores for buildings #1 and #2, above, are calculated 
using the following formula: Building Exterior Score = sum of 
[(Building score) times (Building weight divided by the sum of 
Building weights)]
     Building #1 weight: [(10 units)*(83.3% weight)] = 8.33.
     Building #2 weight: [(20 units)*(100% weight)] = 20.
     Total weight = 8.33 + 20, or 28.33.
     Building exterior score

= (85 points)*(8.33/28.33) + (70 points)*(20/28.33)
= 25.0 + 49.4
= 74.4

    Example #3: Example #3 illustrates how the score for a property 
is calculated based on the following:
    #3a. Consider a property with the following characteristics:
     Site:

--Score: 90 points
--100% of weight of items present
--Nominal weight: 15%

     Building Exteriors (from example #2, above):

 Score: 74 points
--92% of weight of items present
--Nominal weight: 15%

     Building Systems:

--Score: 70 points
--80% of weight of items present
--Nominal weight: 20%

     Common Areas:
--Score: 60 points
--30% of weight of items present
--Nominal weight: 15%


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     Dwelling Units:
--Score: 80 points
--80% of weight of items present
--Nominal weight: 35%

    #3b. First, adjust the area weights for each area. Multiply the 
weight of items present by the nominal weight for each area and add 
the total:
     Site: 15*100% = 15.
     Building Exteriors: 15*92% = 13.8.
     Building Systems: 20*80% = 16.0.
     Common Areas: 15*30% = 4.5
     Dwelling Units: 35*80% = 28.0.
     Total: = 77.3.
    #3c. Adjust the area weights to ``normalize'' so that they add 
to 100. Divide each adjusted area weight by the total and multiply 
by 100 (this also results in the maximum possible points reported 
for each area):
     Site: (15/77.3)*100 = 19.4.
     Building Exteriors: (13.8/77.3)*100 = 17.9.
     Building Systems: (16/77.3)*100 = 20.7.
     Common Areas: (4.5/77.3)*100 = 5.8.
     Dwelling Units: (28/77.3)*100 = 36.2.
    #3d. Multiply the new ``normalized'' weights by the area scores, 
above, divide by 100, and add the results:
     Site: 19.4*90/100 = 17.5 points.
     Building Exteriors: 17.9*74/100 = 13.2 points.
     Building Systems: 20.7*70/100 = 14.5 points.
     Common Areas: 5.8*60/100 = 3.5 points.
     Dwelling Units: 36.2*80/100 = 29.0 points.
     Total Property Score: = 77.6 points .
15. Computing the PHAS Overall Physical Inspection Score
    The physical inspection score for the PHAS for a PHA is the 
weighted average of the PHA's individual project physical inspection 
scores, where the weights are the number of units in each project 
divided by the total number of units in all projects for the PHA.

Example:
    Project 1 has a score of 60 and has 100 units
    Project 2 has a score of 80 and has 900 units.

    The overall PHAS score is computed as follows:

Score

    = [60 x 100/(100+900)] + [80 x 900/(100+900)]
    = 6 + 72
    = 78
16. Inspection Summary Report
    Appendix 3 includes an inspection summary report which provides an 
example of the content and structure of the information sent to PHAs.

    Dated: May 6, 1999
Barbara L. Burkhalter,
Deputy Director, Real Estate Assessment Center.

BILLING CODE 4210-32-P
      

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BILLING CODE 4210-32-C

Appendix 2--Dictionary of Deficiency Definitions

Site Inspectable Items

    Items to inspect for ``Site'' are as follows:

Fencing and Retaining Walls
Grounds
Lighting
Mailboxes/Project Signs
Market Appeal
Parking Lots/Driveways/Roads
Play Areas and Equipment
Refuse Disposal
Storm Drainage
Walkways/Stairs

Fencing and Retaining Walls (Site)

    A structure functioning as a boundary or barrier. An upright 
structure serving to enclose, divide or protect an area.

    Note: This does not include swimming pool fences. Swimming Pool 
Fences are covered under Common Areas--Pools and Related Structures.

    This inspectable item can have the following deficiencies:

Damaged or Missing Gates
Holes
Damaged/Falling/Leaning
Missing Sections

Grounds (Site)

    The improved land adjacent to or surrounding the housing and 
related structures. This does not include land not owned or under 
the control of the housing provider.
    This inspectable item can have the following deficiencies:

Erosion Areas
Ponding/Site Drainage
Overgrown/Penetrating Vegetation
 Rutting

Lighting (Site)

    System to provide illumination of the community grounds. 
Includes fixtures, lamps, stanchions, poles, supports, and 
electrical supply.
    This inspectable item can have the following deficiencies:

Broken Fixtures
Missing/Broken Bulbs

Mailboxes/Project Signs (Site)

    Mailbox is a public container where mail is deposited for 
distribution and collection. This does not include mailboxes owned 
and maintained by the US Postal Service, such as the ``Blue Boxes.''
    Project signs are boards, posters, or placards displayed in a 
public place to advertise, impart information, or give directions. 
This does not include signs owned and maintained by the city.
    This inspectable item can have the following deficiencies:

Mailbox Missing/Damaged
Signs Missing/Damaged

Market Appeal (Site)

    Evaluate only those areas or structures that are under the 
control of the housing provider.
    This inspectable item can have the following deficiencies:

Graffiti
Litter

Parking Lots/Driveways/Roads (Site)

    An area for parking motorized vehicles begins at the curbside 
and includes all parking lots, driveways or roads within the 
property lines that are under the control of the housing provider.
    This inspectable item can have the following deficiencies:

Cracks
Potholes/Loose Material
Ponding
Settlement/Heaving

Play Areas and Equipment (Site)

    An outdoor area set aside for recreation or play, especially one 
containing equipment such as seesaws and swings.
    This inspectable item can have the following deficiencies:

Damaged/Broken Equipment
Deteriorated Play Area Surface

Refuse Disposal (Site)

    Collection areas for trash/garbage common pick-up.
    This inspectable item can have the following deficiencies:

Broken/Damaged Enclosure
Inadequate Outside Storage Space

Storm Drainage (Site)

    System used to collect and dispose of surface runoff water 
through the use of culverts, underground structures, or natural 
drainage features, e.g., swales, ditches, etc.
    This inspectable item can have the following deficiencies:

Damaged/Broken/Cracked
Debris/Obstruction/Sediment

Walkways/Stairs (Site)

    Passages for walking and the structures that allow for changes 
in vertical orientation.
    This inspectable item can have the following deficiencies:

Cracks/Settlement/Heaving
Spalling
Broken/Missing Hand Railing

Damaged or Missing Gates (Fencing and Retaining Walls)

    Gate structure is damaged or missing and does not prevent 
passage.
    This does not include gates for swimming pool fences. Gates for 
swimming pool fences are covered under Common Areas--Pools and 
Related Structures.

    Note: Deficiency level depends on the fence's purpose. 
Perimeter/Security Fences

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are assessed at a higher level than interior fences.

Severity Defined

    Minor: N/A.
    Major: Absence or damage to an interior fence gate which renders 
a gate inoperable/ineffective.
        OR
    Damage to a perimeter or a security fence gate that is still 
operational.
    Severe: Absence or damage to a perimeter or security gate which 
renders the gate inoperable/ineffective and potentially compromises 
safety and/or security.

Damaged/Falling/Leaning (Fencing and Retaining Walls)

    Structure is rusted, deteriorated, uprooted presents threat to 
security and/or health and safety.

    Note: Deficiency level depends on the fence's purpose. 
Perimeter/Security Fences are assessed at a higher level than 
interior fences.

Severity Defined

    Minor: N/A.
    Major: An interior fence is damaged so that it does not satisfy 
its designed purpose.
        OR
    A perimeter/security fence and/or a retaining wall shows signs 
of deterioration, but still serves its designed purpose and presents 
no security/safety risk.
    Severe: A perimeter/security fence and/or a retaining wall is 
damaged to the point that it does not satisfy its designed purpose.

Holes (Fencing and Retaining Walls)

    An opening or penetration.

    Note: Some fences are not designed to keep intruders out or 
children in such as rail fences, and these type of fences should not 
be evaluated for holes.

Severity Defined

    Minor: Hole is smaller than 6'' x 6'' piece of paper.
    Major: N/A.
    Severe: Hole is larger than 6'' x 6'' which allows passage of 
animals and can pose a threat to the safety of children.

Missing Sections (Fencing and Retaining Walls)

    Structure does not present an obstacle against intrusion or 
egress--damaged by the destruction or removal of section.

    Note: Deficiency level depends on the fence's purpose. 
Perimeter/Security fences are assessed at a higher level than 
interior fences.

Severity Defined

    Minor: An interior fence has section missing.
    Major: N/A.
    Severe: A perimeter/security fence has a section missing which 
compromises safety/security.

Erosion Areas (Grounds)

    An area subjected to natural processes, such as weathering or 
gravity, by which material is moved on the earth's surface.

    Note: This does not include erosion from a defined storm 
drainage system or in a play area. This type of erosion would be 
covered under Site--Storm Drainage and/or Site--Play Areas and 
Equipment.

Severity Defined

    Minor: N/A.
    Major: Visible collection of surface material indicated by 
visible erosion deposits leading to a degraded surface condition 
that would likely cause water to pool in a confined area, especially 
next to structures, paved areas or walkways.
    Severe: Extensive displacement of soil caused by runoff. 
Condition is responsible for visible damage or the potential failure 
of adjoining structures or systems, e.g., pipes, pavements, 
foundations, building, etc.
        OR
    Advanced erosion in an area which creates an unsafe pedestrian 
condition and/or renders an area of the grounds unusable.

Overgrown/Penetrating Vegetation (Grounds)

    Plant life that has infiltrated unacceptable areas and/or has 
grown beyond established parameters.

Severity Defined

    Minor: N/A.
    Major: Vegetation is of such size or density as to make the 
visibility of hazards, such as broken glass, holes, etc., difficult.
        OR
    Plant life is in contact with an unintended surface, such as, 
buildings, gutters, walkways, roads, fences/walls, roofs, HVAC 
units, etc.
        OR
    Vegetation is of such size or density that it obstructs intended 
walkways.
    Severe: Plants have rendered visible damage to a component, 
area, or system of the property or have made them unusable.

Ponding/Site Drainage (Grounds)

    An accumulation of water and/or ice is observed to be collecting 
in a depressed area or has collected on the grounds for which 
ponding was not intended.

    Note: This does not include detention/retention basins NOR 
ponding on paved areas. Detention/retention basins are covered under 
Site--Storm Drainage and ponding on paved areas is covered under 
Roads, Walkways, and Parking Lots/Driveways.

Severity Defined

    Minor: Shallow accumulation of water (less than 3 inches).
    Major: An accumulation of water (from 3 to 5 inches in depth) 
that affects the use of a section of the grounds; however, the 
grounds are generally usable.
    Severe: An accumulation of more than 5 inches in depth.
        OR
    An accumulation that has rendered a section of the grounds 
unusable.

Rutting (Grounds)

    A man made sunken track or groove/depression.

    Note: These are typically made by a car, bike or other machine.

    Severity Defined
    Minor: N/A.
    Major: Condition that is 6-8'' wide x 3-5'' deep.
    Severe: Condition larger than 6-8'' wide x 3-5'' deep and has 
the potential to cause serious injury.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards'').

Broken Fixtures (Lighting)

    All or a portion of the site lighting system has damaged 
fixtures. This does not include exterior lighting, associated with 
the building.

    Note: If a damaged fixture or fixtures presents a safety hazard, 
rate it as severe, and recorded manually as a health and safety 
concern. This includes, but is not limited to, broken fixtures that 
have the potential to fall on pedestrians, or fixtures that could 
lead to electrocution.

Severity Defined

    Minor: N/A.
    Major: Between 10% and 50% of the lighting fixtures surveyed are 
visibly broken. The broken portion of the system does not constitute 
an obvious safety hazard.
    Severe: Over 50% of the lighting fixtures surveyed are visibly 
broken; or the broken portion of the system constitutes an obvious 
safety hazard.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded. (Includes but not limited to ``Electrical Hazards'' or 
``Hazards'').

Missing/Broken Bulbs (Lighting)

    Lamps are missing or are broken from fixtures. May include 
incandescent, fluorescent, mercury vapor, or others.

    Note: This does not include building exterior lighting. Building 
exterior lighting is covered under Building Exterior--Lighting.

Severity Defined

    Minor: N/A.
    Major: Between 10% and 50% of the fixtures surveyed have at 
least a single bulb missing or broken.
    Severe: Over 50% of the fixtures surveyed have at least a single 
bulb missing or broken.

Comment

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards.'')

Mailbox Missing/Damaged (Mailbox/Project Signs)

    Mailbox does not function properly due to deterioration, damage, 
or is absent.

Severity Defined

    Minor: Mailbox is damaged, vandalized, or deteriorated, but 
functional.
    Major: N/A.
    Severe: Mailbox is damaged, vandalized, or deteriorated, and as 
a result, is not functional.
        OR
    Mailbox is missing.

Signs Missing/Damaged (Mailbox/Project Signs)

    Project sign is not readable due to deterioration, damage, or is 
absent. This does

[[Page 26193]]

not include locations that do not require a project sign.

Severity Defined

    Minor: Sign is damaged, vandalized, or deteriorated, but 
readable.
    Major: N/A.
    Severe: Sign is damaged, vandalized, or deteriorated, and as a 
result, is not readable.
        OR
    Sign is missing.

Comments

    Severe: Missing signs should only be recorded where a sign is 
required. This would follow from evidence that a sign has been 
removed through vandalism and/or neglect, etc.

Graffiti (Market Appeal)

    Visual observation of a crude, (not recognizable as an art 
form), inscription or drawing scratched, painted or sprayed on a 
building surface, retaining wall, or fence so as to be seen by the 
public.

    Note: Do not count full wall murals and similar art forms as 
graffiti.

    Severity Defined
    Minor: Visual graffiti observed in at least one location/area.
    Major: Graffiti observed in 2-5 locations/areas.
    Severe: Graffiti observed in 6 or more locations/areas.

Litter (Market Appeal)

    Subject to disorderly accumulation of objects, especially 
carelessly discarded trash located on the property.

    Note: Excessive litter should be judged as you would view a city 
park in America.

Severity Defined

    Minor: N/A.
    Major: Excessive litter is observed on the property.
    Severe: N/A

Cracks (Parking Lots/Driveways/Roads)

    Visible faults in the pavement, including longitudinal, lateral, 
alligator, etc. This does not include cracks from settlement/
heaving.

Severity Defined

    Minor: N/A.
    Major: A crack which is up to \1/2\'' wide.
    Severe: A crack larger than \1/2\'' or multiple cracks 
accompanied by surface deterioration.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'') 
Ponding (Parking Lots/Driveways/Roads)
    A visible accumulation of water and/or ice collecting in a 
depression on an otherwise flat plane.

Severity Defined

    Minor: Shallow accumulation of water (less than 3'').
    Major: An accumulation of water that affects the use of a 
section of a parking lot/driveway more than 3'' in depth. Parking 
lot/driveway is passable.
    Severe: An accumulation of water that has rendered a parking 
lot/driveway unusable.

Potholes/Loose Material (Parking Lots/Driveways/Roads)

    A hole resulting from road surface failure; or loose, 
freestanding aggregate material is observed resulting from 
deterioration.

Severity Defined

    Minor: Failure of pavement due to potholes or loose material 
that has not penetrated to or exposed the subsurface.
    Major: Failure of pavement due to potholes or loose material 
that has penetrated to or exposed the subsurface.
    Severe: Loose material and/or potholes that render a parking 
lot/driveway unusable/unpassable.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Settlement/Heaving (Parking Lots/Driveways/Roads)

    Pavement that sinks and/or rises due to failure of subbase 
materials.

    Note: If there is a visible accumulation of water and/or ice 
collecting in the depression, record the observation under ponding.

Severity Defined

    Minor: Visual indication of settlement/heaving with no visible 
surface cracks.
    Major: Visual indication of settlement/heaving evidenced by 
cracks and deteriorated surface material.
    Severe: Settlement/Heaving that renders a parking lot/driveway 
unusable/unpassable and/or creates unsafe pedestrian conditions.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Damaged/Broken Equipment (Play Areas and Equipment)

    Forcibly fractured into pieces or shattered, incomplete, 
inoperable, or missing.

Severity Defined

    Minor: Visual estimate indicates some equipment (less than 50%) 
does not operate correctly or is missing but pose no safety risk.
    Major: Visual estimate indicates most of the equipment (more 
than 50%) does not operate correctly or is missing but pose no 
safety risk.
    Severe: Equipment poses a threat to safety capable of causing 
injury.

Deteriorated Play Area Surface (Play Areas and Equipment)

    Damage to play area caused by cracking, heaving, settling, 
ponding, potholes, loose materials, erosion, rutting, etc.

Severity Defined

    Minor: Up to 10% of total surveyed play area surface shows signs 
of deterioration.
    Major: Deterioration of 10 to 50% of total surveyed play area 
surface.
    Severe: Deterioration of more than 50% of the surveyed play area 
surface.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Broken/Damaged Enclosure (Refuse Disposal)

    The outdoor enclosed area which serves as a trash/refuse site is 
broken or damaged including its walls.

    Note: This does not include areas not designed as trash/refuse 
enclosures such as curb pick-up. Address condition of slab at 
parking lots/driveways/roads.

Severity Defined

    Minor: N/A.
    Major: A single wall or gate has holes or missing components.
    Severe: A single wall or gate of the enclosure has collapsed or 
is leaning and in danger of falling.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Inadequate Outside Storage Space (Refuse Disposal)

    Insufficient capacity for the proper storage of refuse until 
disposal.

    Note: This does not include curb side pick-up areas.

Severity Defined

    Minor: Appearance of storage area is unsightly and needs 
improvement, or the area surrounding the refuse storage area is 
impacted by the presence of unpleasant odors.
    Major: N/A.
    Severe: Trash cannot be stored in the designated area due to 
under-capacity of refuse storage.

Damaged/Broken/Cracked (Storm Drainage)

    Separated into pieces. Broken, but not into parts (fractured).

Severity Defined

    Minor: N/A.
    Major: Visible structural damage/failure impacting the system's 
effectiveness. Significant visible fracture evidence by large, 
visible cracks.
    Severe: Visible deterioration or failure of a large section 
yielding an inoperable system.

Debris/Obstruction/Sediment (Storm Drainage)

    Partial or complete blockage by broken or collapsed pipe, 
infiltration of tree roots, accumulation of sediment, or other 
obstructions.

Severity Defined

    Minor: N/A.
    Major: Accumulation of debris or sediment which causes or has 
the estimated potential of significantly reducing the flow of storm 
water.
    Severe: Complete blockage of the system due to accumulation of a 
large quantity of debris causing backups into adjacent area(s).

Broken/Missing Hand Railing (Walkways/Steps)

    The hand rail is damaged or non-existent.

Severity Defined

Minor: N/A.
Major: N/A.

[[Page 26194]]

    Severe: The hand-rail for four or more stairs is completely 
missing or damaged, loose or otherwise unusable.

Cracks/Settlement/Heaving (Walkways/Steps)

    Visible faults in the pavement, including longitudinal, lateral, 
alligator, etc. Pavement that sinks and/or rises due to failure of 
subbase materials.

    Note: This does not include cracks on parking lots/driveways or 
roads.

Severity Defined

    Minor: N/A.
    Major: Evidence of cracks or other defects which do not affect 
traffic ability.
    Severe: Cracks/hinging/tilting and/or missing sections that 
affect traffic ability.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Spalling (Walkways/Steps)

    A concrete or masonry walkway that is flaking, chipping or 
crumbling, possible exposing underlying reinforcing material.

Severity Defined

    Minor: Small areas, (4''  x  4'' or less), of walkway/stairs are 
affected.
    Major: N/A.
    Severe: Large areas, (greater than 4''  x  4''), of walkway/
stairs are impacted and affects traffic ability.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Building Exterior Inspectable Items

    Items to inspect for ``Building Exterior'' are as follows:

Doors
    Foundations
    Roofs
Windows
Fire Escapes
Lighting
Walls

Doors (Building Exterior)

    Means of access to the interior of a building or structure. 
Doors provide privacy, control passage, maintain security, provide 
fire and weather resistance. Includes entry to maintenance areas, 
boiler and mechanical rooms, electrical vaults, storage areas, etc.

    Note: This does not include unit doors.

    This inspectable item can have the following deficiencies:

Broken/Missing Glazing/Glass
Damaged Hardware/Locks
Deteriorated/Missing Caulking Seals
Damaged/Missing Screen/Storm/Security Door
Damaged Frames/Threshold/Lintels/Trim
Damaged Surface (Holes/Paint/Rusting)
Missing Door

Fire Escapes (Building Exterior)

    All buildings must have acceptable fire exits. This includes 
both stairway access doors & external exits. These can include 
external fire escapes, fire towers, operable windows on the lower 
floors with easy access to the ground or a back door opening onto a 
porch with a stairway leading to the ground.
    This inspectable item can have the following deficiencies:

Blocked Egress/Ladders
Visibly Missing Components

Foundations (Building Exterior)

    Lowest level structural wall or floor responsible for 
transferring the building's load to the appropriate footings and 
soil. Materials may include concrete, stone, masonry and wood.
    This inspectable item can have the following deficiencies:

Cracks/Gaps
Spalling/Exposed Rebar

Lighting (Building Exterior)

    System to provide illumination of building exteriors and 
surrounding grounds. Includes fixtures, lamps, stanchions, poles, 
supports, and electrical supply that are associated with the 
building itself.

    Note: This does not include site lighting.

    This inspectable item can have the following deficiencies:

Broken Fixtures
Missing/Broken Bulbs

Roofs (Building Exterior)

    Roof system consists of the structural deck, weathering surface, 
flashing, parapet, and drainage system. They may be flat or pitched.
    This inspectable item can have the following deficiencies:

Damaged/Clogged Drains
Damaged Vents
Missing/Damaged Shingles
Missing/Damaged Components from Downspout/Gutter
Damaged Soffits/Fascia
Damaged/Torn Membrane/Missing Ballast
Ponding (Roofs)

Walls (Building Exterior)

    The exterior enclosure of the building or structure. Materials 
for construction include concrete, masonry block, brick, stone, 
wood, glass block. Surface finish materials include metal, wood, 
vinyl, stucco.

    Note: This does not include foundation walls.

    This inspectable item can have the following deficiencies:

Cracks/Gaps
Missing Pieces/Holes/Spalling
Missing/Damaged Caulking/Mortar
Damaged Chimneys
Stained/Peeling/Needs Paint

Windows (Building Exterior)

    Window systems provide light, security, and exclusion of 
exterior noise, dust, heat, and cold. Frame materials include wood, 
aluminum, vinyl, etc.

    Note: This does not include windows that have defects noted from 
inspection from inside the unit.

    This inspectable item can have the following deficiencies:

Broken/Missing/Cracked Panes
Damaged Sills/Frames/Lintels/Trim
Missing/Deteriorated Caulking/Glazing Compound
Damaged/Missing Screens
Security Bars Prevent Egress
Peeling/Needs Paint

Broken/Missing Glazing/Glass (Doors)

    The glass and/or compound/structure to support and hold glass or 
other materials within a frame are missing or broken.

Severity Defined

    Minor: For one or more doors, glazing is inadequate to secure 
glass, but door is usable and presents no immediate security risk.
    Major: N/A.
    Severe: For at least one door, the operation, function, or 
security of the door is destroyed by the missing or broken glazing 
and/or glass. One door in this condition is sufficient to classify 
the door system as severe.

Damaged Frames/Threshold/Lintels/Trim (Doors)

    The frame, header, jamb, threshold, lintels, or trim, is visibly 
warped, split, cracked, or broken in some manner.

Severity Defined

    Minor: A single door's frame/threshold/lintel and/or trim is 
damaged but does not hinder door operation. The damaged door frame 
does not prevent door from being locked.
    Major: More than one door has the minor damage defined above.
    Severe: At least one door is rendered inoperable and/or 
unlockable due to damage to the door's frame/threshold/lintel and/or 
trim.

Damaged Hardware/Locks (Doors)

    The attachments to a door to provide hinging, hanging, opening, 
closing, or security are damaged or missing. Includes locks, panic 
hardware, overhead door tracks, springs and pulleys, sliding door 
tracks and hangers, and door closures.

Severity Defined

    Minor: A single door's hardware, as defined above, is damaged 
but does not hinder current door operation. The door functions, is 
lockable, and the door's panic hardware is operable.
    Major: More than one building exterior door has minor damaged 
hardware as defined above.
    Severe: A single door is rendered inoperable and/or unlockable 
(if locking is required) due to damage to the door's hardware.
        OR
    A single building exterior door's panic hardware is not 
operable.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Damaged Surface (Holes/Paint/Rusting) (Doors)

    Damage in the door surface that may affect either the surface 
protection or the strength of the door, or it may compromise 
building security. Includes holes, peeling/cracking/no paint, or 
significant rust.

[[Page 26195]]

Severity Defined

    Minor: Any one door has either: small holes (less than \1/4\ 
inch in diameter); cracking/peeling paint; and/or the door or its 
components are rusting.
    Major: If more than one building exterior door has minor surface 
damage as defined above.
        OR
    Any single door that has a hole or holes ranging in size from 
\1/4\ inch up to 1 inch in diameter.
    Severe: Any single door has a hole or holes larger than 1 inch 
in diameter, or significant peeling/cracking/no paint or rust that 
affects the integrity of the door surface.

Deteriorated/Missing Caulking/Seals (Doors)

    Sealant and stripping designed to provide weather resistance or 
caulking is missing or deteriorated.

Severity Defined

    Minor: For a single door, missing or deteriorated caulk is 
confined to small areas with no evidence of damage to the door and/
or surrounding structure.
    Major: For a single door, missing or deteriorated caulk is 
consistently evident for the majority of the door with no evidence 
of damage to the door and/or surrounding structure.
        OR
    2 or more of the doors surveyed have minor deficiencies.
    Severe: For at least one door, missing or deteriorated caulking 
is evident along with evidence of leaks or damage to the door or 
surrounding structure; or more than half the total doors surveyed 
have minor caulking deficiencies.
        OR
    The seal is missing.

Missing Door (Doors)

    Door is absent.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: A single missing building exterior door constitutes a 
severe condition.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Blocked Egress/Ladders (Fire Escapes)

    Any part of the fire escape, including ladders, is visibly 
blocked in a way that limits or restricts clear egress.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Items are stored or barriers are present such that clear 
egress is restricted or blocked.

Visibly Missing Components (Fire Escapes)

    Any components that affect functionality of the fire escape are 
visibly missing.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Functional components are visibly missing (such as one 
section of a ladder is not present or a railing is missing).

Cracks/Gaps (Foundations)

    Visible split in the exterior of the lowest structural wall.

    Note: Cracks that show evidence of water penetration should be 
evaluated here.

Severity Defined

    Minor: Visible hairline cracks that do not appear to provide 
opportunity for water penetration.
        OR
    Minor broken pieces from settlement (e.g., a single brick).
    Major: Cracks that exceed \1/8\'' in width or depth. May also 
provide opportunities for water penetration.
        OR
    Large pieces, such as numerous bricks, that are separated from 
the wall/floor.
    Severe: Large cracks or gaps visibly estimated to exceed \3/8\'' 
in width or depth possibly indicating a serious structural problem.
        OR
    Cracks that are the full depth of the wall and/or provide 
opportunity for water penetration.
        OR
    Wall/floor sections that are broken apart.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Spalling/Exposed Rebar (Foundations)

    The concrete or masonry wall that is flaking, chipping, or 
crumbling possibly exposing underlying reinforcing material (rebar).

Severity Defined

    Minor: Spalling is confined to areas affecting less than 10% of 
the foundation wall area inspected.
    Major: Obvious large spalled area(s) affecting 10% to 50% of any 
individual foundation wall.
    Severe: Obvious significant spalled area(s) affecting 50% or 
more of any individual foundation wall.
        OR
    Spalling which causes any reinforcing material (rebar or other) 
to be exposed.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Broken Fixtures (Lighting)

    All or a portion of the lighting that is associated with the 
building itself. This does not include lighting attached to the 
building utilized for purposes such as lighting the site.

    Note: If a damaged fixture or fixtures presents a safety hazard, 
rate it as severe, and recorded manually as a health and safety 
concern. This includes, but is not limited to, broken fixtures that 
have the potential to fall on pedestrians, or fixtures that could 
lead to electrocution.

Severity Defined

    Minor: N/A.
    Major: Between 10% and 50% of the lighting fixtures surveyed are 
visibly broken. The broken portion of the system does not constitute 
an obvious safety hazard.
    Severe: Over 50% of the lighting fixtures surveyed are visibly 
broken; or the broken portion of the system constitutes an obvious 
safety hazard.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards'' or ``Hazards.'')

Missing/Broken Bulbs (Lighting)

    Lamps are missing or broken from fixtures. May include 
incandescent, fluorescent, mercury vapor, or others.

    Note: This does not include SITE Lighting. Site Lighting is 
covered under Site ``Lighting.

Severity Defined

    Minor: N/A.
    Major: Between 10% and 50% of the fixtures surveyed have at 
least a single bulb visibly missing or broken.
    Severe: Over 50% of the fixtures surveyed have at least a single 
bulb visibly missing or broken.

Comments

    Major: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards.'')

Damaged/Clogged Drains (Roofs)

    The drainage system does not effectively remove water.

    Note: Generally, this deficiency applies to flat roofs. This 
does not include gutters and downspouts. Refer to Building 
Exterior--Roofs--Missing Components from Downspouts/Gutters.

Severity Defined

    Minor: N/A.
    Major: Debris around or in a drain is observed with no evidence 
of ponding observed.
        OR
    Drain is damaged but still functions.
    Severe: Debris around or in a drain is observed with evidence of 
ponding observed.
        OR
    Damage is such that drain no longer functions.

Comments

    Severe: Inspection by roofing specialist is recommended if doubt 
of the severity of the condition exists.

Damaged Soffits/Fascia (Roofs)

    Soffit fascia and/or associated components are damaged. May 
provide visible opportunity for water penetration or other damage 
from natural elements.

Severity Defined

    Minor: Damage to soffit/fascia is visible but no obvious 
opportunities for water penetration are observed.
    Major: N/A.
    Severe: Soffits/Fascia are missing (from where required) or 
damaged so that water penetration is visibly possible.

[[Page 26196]]

Comments

    Severe: Inspection by roofing specialist is recommended if doubt 
of the severity of the condition exists.

Damaged Vents (Roofs)

    Damaged vents on or extending through the roof surface or 
components are damaged and/or missing. Vents may include, but is not 
limited to, ridge vents, soffit vents, gable vents, plumbing vents, 
or gas vent.

Severity Defined

    Minor: The vents are visibly damaged but do not present an 
obvious risk to promote subsequent roof damage.
    Major: N/A.
    Severe: Vents are missing or visibly damaged to the extent that 
subsequent roof damage is possible.

Damaged/Torn Membrane/Missing Ballast (Roofs)

    Visible rip or wear in the membrane. Includes punctures, holes, 
cracks, blistering, and separated seams.

    Note: Includes flashing.

Severity Defined

    Minor: N/A.
    Major: Ballast has shifted and no longer performs function.
    Severe: Visible damage to the membrane with visible signs of 
current damage and/or leaks.

Comments

    Severe: Inspection by roofing specialist is recommended if doubt 
of severity of the condition exists.

Missing/Damaged Components from Downspout/Gutter (Roofs)

    Components of the drainage system are visibly missing. The system 
includes gutters, leaders, downspouts, splashblocks and drain openings.

    Note: This does not include clogged drains. Refer to Building 
Exterior--Roofs--Clogged Drains.

Severity Defined

    Minor: Splashblocks are missing or damaged.
    Major: N/A.
    Severe: Drainage system components are visibly missing or 
damaged providing opportunities for damage to the roof, structure, 
exterior wall surface, interior, or surrounding grounds.

Missing/Damaged/Shingles (Roofs)

    The shingles are missing or damaged which includes, but is not 
limited to, cracking, warping, cupping or deteriorated.

    Note: A square is defined as 100 square feet.

Severity Defined

    Minor: N/A.
    Major: Up to 2 squares of surface material or shingles are 
missing.
    Severe: More than 2 squares of shingles are observed to be 
missing from surveyed roofing areas.

Ponding (Roofs)

    Evidence of areas of standing water exists.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Evidence of standing water on roof causing potential or 
visible damage to roof surface or underlying materials.

Comments

    Severe: Inspection by roofing specialist is recommended if doubt 
of the severity of the condition exists.

Cracks/Gaps (Walls)

    Visible split, separation, or gap in the exterior walls.

Severity Defined

    Minor: Crack that is less than 1/8 inch in width or depth.
    Major: Crack that exceeds 1/8 inch in width or depth. May also 
provide opportunities for water penetration.
        OR
    Pieces, such as numerous bricks, that are separated from the 
wall.
    Severe: Large crack or gap visibly estimated to exceed 3/8 inch 
in width or depth possibly indicating a serious structural problem.
        OR
    Crack that is the full depth of the wall and/or provides 
opportunity for water penetration.
        OR
    Wall sections that are broken apart.

Comments

    Major: Request an inspection by a structural engineer if doubt 
about severity exists.
    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Damaged Chimneys (Walls)

    The chimney, including the portion extending above the roof 
line, has separated from the wall or has cracks, spalling, missing 
pieces, or broken sections.

Severity Defined

    Minor: N/A.
    Major: Surface of chimney is cracking, spalling, or otherwise 
showing visible surface damage.
    Severe: Part or all of the chimney has visibly separated from 
the adjacent wall. Cracked or fallen pieces or sections may 
currently be present or there is a risk of falling pieces creating a 
safety hazard.

Missing Pieces/Holes/Spalling (Walls)

    Deterioration, such as missing pieces, holes or spalling in the 
exterior wall surface. May also be attributed to rotting materials; 
or, concrete, stucco, or masonry wall is flaking, chipping, or 
crumbling.

Severity Defined

    Minor: N/A.
    Major: Any missing piece, such as, a single brick or section of 
siding, or hole.
        OR
    Deterioration that affects an area up to 8\1/2\'' x 11''.
    Severe: Deterioration that causes any reinforcing material (re-
bar) to be exposed.
        OR
    More than one missing piece, such as a few bricks, or section of 
siding or holes that affects an area larger than 8\1/2\'' x 11''.
        OR
    Any size hole that completely penetrates the exterior wall.

Comments

    Major: Request an inspection by a structural engineer if doubt 
about severity exists.
    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Missing/Damaged Caulking/Mortar (Walls)

    Caulking designed to provide weather resistance or mortar is 
missing or deteriorated.

    Note: This doesn't include caulking relative to doors and 
windows as they are covered in other areas. All other caulking, etc. 
should be addressed here.

Severity Defined

    Minor: Mortar is missing around a single masonry unit.
        OR
    Deteriorated caulk is confined to less than 12 inches.
    Major: Mortar is missing in around more than one contiguous 
masonry unit.
        OR
    Deteriorated caulking is evident in an area longer than 12 
inches.
    Severe: N/A.

Stained/Peeling/Needs Paint (Walls)

    Paint is cracking, flaking, otherwise deteriorated. Water damage 
or related problems have stained the paint.

    Note: This does not include walls that are not intended to have 
paint, such as most brick walls, etc.

Severity Defined

    Minor: Visible observations estimate that less than 50% of a 
single building exterior wall is affected.
    Major: Visible observations estimate that more than 50% of a 
single building exterior wall is affected.
    Severe: N/A.

Broken/Missing/Cracked Panes (Windows)

    Glass pane is broken, missing or cracked.

Severity Defined

    Minor: Glass pane is cracked, but no sharp edges are present.
    Major: N/A.
    Severe: Glass pane is missing or broken.

Damaged/Missing Screens (Windows)

    Screen is punctured, torn, is otherwise damaged or is missing.

Severity Defined

    Minor: Screen has significant punctures, tears, is otherwise 
damaged or is missing.
    Major: N/A.
    Severe: N/A.

Damaged Sills/Frames/Lintels/Trim (Windows)

    Window sills, frames, sash lintels, or trim are damaged by 
decay, rust, rot, corrosion, or other deterioration.

[[Page 26197]]

Severity Defined

    Minor: N/A.
    Major: Damage does not affect the window's intended operation.
    Severe: Damage affects the window's intended operation.

Missing/Deteriorated Caulking/Glazing Compound (Windows)

    Caulking or glazing compound to provide weather resistance is 
missing or deteriorated.

    Note: This also includes Thermopane or insulated windows that 
have failed.

Severity Defined

    Minor: Missing or deteriorated caulk or glazing compound is 
confined to small areas with no evidence of damage to the window 
and/or surrounding structure.
    Major: Missing or deteriorated caulk or glazing compound is 
consistently evident for the majority of the window with no evidence 
of damage to the window and/or surrounding structure.
        OR
    2 or more of the windows surveyed have minor deficiencies.
    Severe: Evidence of leaks or damage to the window or surrounding 
structure.

Peeling/Needs Paint (Windows)

    Paint covering the window assembly/trim is cracking, flaking, or 
otherwise failing; or window assembly/trim is not painted or is 
exposed to the elements.

    Note: This does not include windows that are not intended to be 
painted.

Severity Defined

    Minor: Peeling paint and/or a window in need of paint is 
observed.
    Major: N/A.
    Severe: N/A.

Security Bars Prevent Egress (Windows)

    Security bars are damaged, constructed or installed, such that 
egress is severely limited or impossible.

    Note: This does not include windows not designed or intended for 
egress.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The ability to exit through the window is limited by 
security bars that do not function properly and, therefore, pose 
safety risks.

Deteriorated/Missing Caulking/Seals (Doors)

    Sealant and stripping designed to provide weather resistance or 
caulking is missing or deteriorated.

Severity Defined

    Minor: For a single window, missing or deteriorated caulk is 
confined to small areas with no evidence of damage to the door and/
or surrounding structure.
    Major: For a single door, missing or deteriorated caulk is 
consistently evident for the majority of the door with no evidence 
of damage to the door and /or surrounding structure.
        OR
    2 or more of the doors surveyed have minor deficiencies.
    Severe: For at least one door missing or deteriorated caulking 
is evident along with evidence of leaks or damage to the door 
surrounding structure; or more than half of the total door surveyed 
have minor caulking deficiencies.
        OR
    The seal is missing.

Building Systems Inspectable Items

    Items to inspect for ``Building Systems'' are as follows:

Domestic Water
Elevators
Exhaust System
HVAC
Electrical System
Emergency Power
Fire Protection
Sanitary System

Domestic Water (Building Systems)

    Portion of the building system that provides potable water 
conditioning, heating, and distribution taking its source from 
outside the building and terminating in domestic plumbing fixtures. 
The system typically consists of water conditioners (filters and 
softeners), water heaters, transfer and circulating pumps, 
strainers, and connecting piping, fittings, valves, and supports.

    Note: This does not include portion of water supply that 
connects to the heating and cooling system. Also, the delivery 
points of the system such as sinks and faucets in units or common 
areas.

    This inspectable item can have the following deficiencies:
Central Hot Water Supply Inoperable
Misaligned Ventilation System
Rust/Corrosion on Heater Chimney
Rust/Corrosion on Central Water Components
Leaking Central Water Supply
Missing Pressure Relief Valve
Water Supply Inoperable

Electrical System (Building Systems)

    Portion of the building system that safely provides electrical 
power throughout the building. Including equipment that provides 
control, protection, metering, and service.

    Note: This does not include transformers or metering that 
belongs to the providing utility. Equipment that is part of any 
emergency power generating system. Terminal equipment such as 
receptacles, switches, or panelboards that are located in the units 
or common areas.

    This inspectable item can have the following deficiencies:

Blocked Access/Improper Storage
Evidence of Leaks/Corrosion
Missing Breakers
Burnt Breakers
Frayed Wiring
Missing Covers

Elevators (Building Systems)

    Vertical conveyance system for moving personnel, equipment, 
materials, household goods, etc.
    This inspectable item can have the following deficiency:

Not Operable

Emergency Power (Building Systems)

    Standby/backup equipment intended to supply illumination or 
power or both, (battery or generator set) during utility outage.
    This inspectable item can have the following deficiencies:

Run-Up Records/Documentation Not Available

Exhaust System (Building Systems)

    The system used to primarily exhaust stale air from the 
building. Primarily from the kitchen and bathroom areas.

    Note: This does not include elements related to the HVAC system.

    This inspectable item can have the following deficiencies:

Roof Exhaust Fans Inoperable

Fire Protection (Building Systems)

    Building System designed to minimize the effects of a fire. May 
include the following: fire walls and doors, portable fire 
extinguishers, and permanent sprinkler systems.

    Note: This does not include fire detection, alarm, and control 
devices.

    This inspectable item can have the following deficiencies:

Missing Sprinkler Head
Missing/Damaged/Expired Extinguishers

HVAC (Building Systems)

    Portion of the building system that provides ability to heat or 
cool the air within the building. Includes equipment such as 
boilers, burners, furnaces, fuel supply, hot water and steam 
distribution, and associated piping, filters, and equipment. Also 
includes air handling equipment and associated ventilation ducting.
    This inspectable item can have the following deficiencies:

Boiler/Pump Leaks
Fuel Supply Leaks
General Rust/Corrosion
Gas Fired Unit--Missing/Misaligned Chimney

Sanitary System (Building Systems)

    Portion of the building system that provides for the disposal of 
waste products with discharge to the local sewage system. Can 
include sources such as domestic plumbing fixtures, floor drains, 
and other area drains. Consists of floor drains and traps, 
collection sumps, sewage ejectors, sewage pumps, and collection 
piping, fittings, valves, and supports.

    Note: This does not include site storm drainage. Refer to Site--
Storm Drainage.

    This inspectable item can have the following deficiencies:

Broken/Leaking/Clogged Pipes or Drains (Sanitary System)
Missing Drain/Cleanout/Manhole Covers

Central Hot Water Supply Inoperable (Domestic Water)

    Hot water is unavailable.

Severity Defined

    Minor: N/A.

[[Page 26198]]

    Major: N/A.
    Severe: After running for several minutes, water from hot water 
taps is not warmer than room temperature.

Leaking Central Water Supply (Domestic Water)

    Water visibly leaking from any water system component. Includes 
valve flanges, stems, bodies, hose bibbs or from any domestic water 
tank or its pipe or pipe connections.

    Note: This includes both hot and cold water.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Water is visibly leaking.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards''.)

Misaligned Ventilation System (Domestic Water)

    The ventilation system on a gas/oil fired water heater is 
misaligned.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any misalignment/damaged which may cause improper or 
dangerous venting of exhaust gases.

Missing Pressure Relief Valve (Domestic Water)

    Pressure relief valve on central hot water heating system is not 
present.

    Note: This does not include the pipe from the PRV to the floor.
    Severity Defined
    Minor: N/A.
    Major: N/A.
    Severe: No pressure relief valve present.

Rust/Corrosion on Central Water Components (Domestic Water)

    The material condition of the equipment and/or associated piping 
shows evidence of flaking, discoloration, pitting or crevices.

Severity Defined

    Minor: N/A.
    Major: Significant formations of metal oxides are visible or a 
noticeable pit or crevice has developed.
    Severe: Condition has rendered equipment and/or piping 
inoperable.

Rust/Corrosion on Heater Chimney (Domestic Water)

    The material condition of the water heater chimney shows 
evidence of flaking, discoloration, pitting or crevices.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The water heater chimney shows evidence of flaking, 
discoloration, pitting or crevices which may result in holes, 
ultimately, allowing leaks of toxic gases from the chimney.

Water Supply Inoperable (Domestic Water)

    Water is unavailable at unit or common area faucets.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Running water is unavailable within any area of the 
building.

Blocked Access/Improper Storage (Electrical System)

    The placing of any object that will delay or prevent access to 
any panelboard or main power switch.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: One or more items are placed in front of the building 
systems' electrical panel.

Burnt Breakers (Electrical System)

    Breakers having carbon on the plastic body, or plastic body is 
melted and scarred.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any signs of carbon residue or breaker is melted and/or 
has arcing scars.

Evidence of Leaks/Corrosion (Electrical System)

    Liquid stains, rust marks or other signs of corrosion are found 
on electrical enclosures or hardware.

    Note: Do not address surface rust if it does not affect the 
condition of the electrical enclosure.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any corrosion that affects the condition of the current 
carrying components. Stains and/or rust on the interior of 
electrical enclosures or evidence of water leaks are present in the 
enclosure or hardware.

Frayed Wiring (Electrical System)

    Insulation may be frayed, stripped, or removed resulting in a 
potentially dangerous condition.

    Note: This does not include any wires not intended to be 
insulated, such as grounding wires.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Nicks, abrasions or fraying of the insulation.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards.'')

Missing Breakers (Electrical System)

    An open circuit breaker position in a panel-board, main panel 
board or other electrical box containing circuit breakers; not 
appropriately blanked-off.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Open breaker port.

Missing Covers (Electrical System)

    Missing covers on any electrical device box, panel box, switch 
gear box, control panel, etc., where visible electrical connections 
are exposed.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Cover is missing resulting in exposed visible electrical 
connections.

Not Operable (Elevators)

    Elevator will not ascend or descend. Door will not open or 
close. Door opens without cab being present.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any elevator that is either inoperable or doors open 
without cab present.

Auxiliary Lighting Inoperable (Emergency Power)

    Emergency lighting which provides illumination during periods of 
power outage.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Auxiliary lighting does not function.

Severity Defined

    Minor: N/A.
    Major: Current records (within the last 12 months) are lost but 
old records demonstrate proper use.
    Severe: No records are available.

Roof Exhaust Fans Inoperable (Exhaust System)

    The ventilation system to exhaust kitchen and/or bathroom air is 
inoperable.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Roof exhaust fan unit is inoperable.

Missing Sprinkler Head (Fire Protection)

    Any sprinkler head connected to the central fire protection 
system is missing, visibly disabled, blocked, and/or capped.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any sprinkler head is missing, visibly disabled, 
blocked, and/or capped.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Missing/Damaged/Expired Extinguishers (Fire Protection)

    A portable fire extinguisher is not in its proper location, is 
damaged or the extinguisher certification has expired.

    Note: This includes fire hoses in fire cabinets.

Severity Defined

    Minor: N/A.

[[Page 26199]]

    Major: N/A.
    Severe: Missing or damaged extinguisher, or expired extinguisher 
certificate is observed.
Boiler/Pump Leaks (HVAC)
    Escaping of water/steam from unit casing or system piping.

    Note: This does not include fuel supply leaks. See Building 
Systems--HVAC fuel supply leaks. Also, don't include steam escaping 
from pressure relief valves.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Visible leak is observed.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Include but not limited to ``Hazards.'')

Fuel Supply Leaks (HVAC)

    There is evidence of fuel escaping from a fuel storage tank or 
fuel line.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any leakage of fuel from the supply tank or piping.

Gas Fired Unit--Missing/Misaligned Chimney (HVAC)

    The exhaust system on a gas/oil fired unit is misaligned.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any misalignment which causes improper or dangerous 
venting of gases.

General Rust/Corrosion (HVAC)

    The material condition of the equipment and/or associated 
piping/ducting shows evidence of flaking, discoloration, pitting or 
crevices.

Severity Defined

    Minor: N/A.
    Major: Significant formations of metal oxides are visible or a 
noticeable pit or crevice has developed.
    Severe: Condition has rendered equipment and/or piping 
inoperable.

Broken/Leaking/Clogged Pipes or Drains (Sanitary System)

    Any visible leaks in sanitary system components or visibly 
clogged drains.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Visible active leaks are observed within or around the 
system components. Standing water, puddles, or ponding have occurred 
which is indicative of leaks or clogged drains.

Missing Drain/Cleanout/Manhole Covers (Sanitary System)

    The protective covers are not present.

    Note: This also includes covers observed while walking the site.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Cover is missing.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Include but is not limited to ``Air Quality'', 
``Hazards.'')

Common Areas Inspectable Items

    Items to inspect for ``Common Areas'' are as follows:

Basement/Garage/Carport
Closet/Utility/Mechanical
Community Room
Day Care
Halls/Corridors/Stairs
Kitchen
Laundry Room
Lobby
Office
Other Community Spaces
Patio/Porch/Balcony
Pools and Related Structures
Restrooms/Pool Structures
Storage
Trash Collection Areas

Basement/Garage/Carport (Common Areas)

    Basement: the lowest habitable story of a building, usually 
below ground level. Garage: a building or wing of a building in 
which to park a car. Carport: a roof projecting from the side of a 
building or free standing, used to shelter an automobile.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Closet/Utility/Mechanical (Common Areas)

    An enclosed room or closet housing machines and/or equipment 
that service the building.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Community Room (Common Areas)

    Meeting place used by members of a community for social, 
cultural, or recreational purposes.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches
Smoke Detector
Stairs/Hand Railings
Walls Damaged
Windows Damaged

Day Care (Common Area)

    Place that provides daytime supervision, training, and medical 
services for preschool children or for the elderly.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Halls/Corridors/Stairs (Common Areas)

    Passageway in a building, which organizes its rooms, apartments 
and staircases.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
Graffiti
HVAC System Damaged
Lighting Damaged/Inoperable
Mailboxes Damaged
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Kitchen (Common Areas)

    A place where food is cooked or prepared. The facilities and 
equipment used in preparing and serving food.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
Kitchen
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Laundry Room (Common Areas)

    Place where soiled clothes and linens are washed and/or dried.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Laundry Room
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Lobby (Common Area)

    A foyer, hall, or waiting room at or near the entrance of a 
building.
    This inspectable item can have the following deficiencies:

[[Page 26200]]

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Office (Common Areas)

    Place in which business, professional, or clerical activities 
are conducted.

    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Other Community Spaces (Common Areas)

    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Patio/Porch/Balcony (Common Areas)

    Covered entrance to a building, usually with a separate roof or 
a recreation area that adjoins a unit.
    This inspectable item can have the following deficiencies:
Ceiling Damaged
Doors Damaged
Floors Damaged
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Patio/Porch/Balcony
Stairs/Hand Railings Damaged
Walls Damage
Windows Damaged

Pools and Related Structures (Common Areas)

    Swimming pools and related structures including fencing, etc.
    This inspectable item can have the following deficiencies:

Pool and Related Structures--Damaged/Not Operational

Restrooms/Pool Structures (Common Area)

    A room equipped with a water closet or toilet, tub and/or 
shower, sink, cabinet(s) and/or closet. This includes locker rooms 
or bathhouses associated with swimming pools.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Restrooms
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Storage (Common Areas)

    A room in which items are kept for future use.
    This inspectable item can have the following deficiencies:

Ceiling Damaged
Doors Damaged
Floors Damaged
HVAC System Inoperable
Lighting Damaged/Inoperable
Outlets/Switches Damaged
Smoke Detector Inoperable
Stairs/Hand Railings Damaged
Walls Damaged
Windows Damaged

Trash Collection Areas (Common Areas)

    Collection areas for trash/garbage common pick-up.
    This inspectable item can have the following deficiencies:

Trash Collection Areas

Electrical--Blocked Access/Improper Storage (Common Areas)

    The placing of any object that will delay or prevent access to 
any panelboard or main power switch.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: One or more items are placed in front of the unit's 
electrical panel, impeding accessibility in time of an emergency.

Electrical--Burnt Breakers (Common Areas)

    Breakers having carbon on the plastic body, or plastic body is 
melted or scarred.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any signs of carbon residue or breaker is melted and/or 
has arcing scars.

Electrical--Evidence of Leaks/Corrosion (Common Areas)

    Liquid stains, rust marks or other signs of corrosion are found 
on electrical enclosures or hardware.

    Note: Do not address surface rust if it does not affect the 
condition of the electrical enclosure.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any corrosion that affects the condition of the current 
carrying components. Stains and/or rust on the interior of 
electrical enclosures or evidence of water leaks are present in the 
enclosure or hardware.

Electrical--Frayed Wiring (Common Areas)

    Insulation may be frayed, stripped, or removed resulting in a 
potentially dangerous condition.

    Note: This does not include any wires not intended to be 
insulated, such as grounding wires.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Nicks, abrasions or fraying of the insulation.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards.'')

Electrical--Missing Breakers (Common Areas)

    An open circuit breaker position in a panel-board, main panel 
board or other electrical box containing circuit breakers; not 
appropriately blanked-off.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Open breaker port.

Electrical--Missing Covers (Common Areas)

    Missing covers on any electrical device box, panel box, switch 
gear box, control panel, etc., where visible electrical connections 
are exposed.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Cover is missing resulting in exposed visible electrical 
connections.

Ceiling--Bulging/Buckling (Common Areas)

    Ceiling has bowed, deflected, is sagging, or has deviated from 
original horizontal alignment.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Bulging, buckling, or sagging is observed.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Ceiling--Holes/Missing Tiles/Panels/Cracks (Common Areas)

    Punctures in the ceiling surface. May or may not penetrate 
completely. Panels or tiles may be missing or damaged.

Severity Defined

    Minor: Small holes or missing tile/panel found in a ceiling, 
visually estimated at no larger than a sheet of paper (8\1/2\ x 11 
inches). Hole does not fully penetrate into the area above (cannot 
see through it).
    Major: A hole or missing tile/panel is found which is visually 
estimated to be larger than a sheet of paper (8\1/2\ x 11 inches) 
but does not fully penetrate into the area above (cannot see through 
it).
        OR
    A crack greater than \1/8\'' wide and a minimum of 11'' long.
    Severe: Any hole is found which fully penetrates into the area 
above (can see through the hole to upper space).

[[Page 26201]]

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Hazards.'')

Ceiling--Needs Paint (Common Areas)

    Paint is peeling, cracking, flaking, otherwise deteriorated, or 
surface is not painted.

Severity Defined

    Minor: Area affected is less than 4 square feet.
    Major: Area affected is greater than 4 square feet.
    Severe: N/A.

Ceiling--Water Stains/Water Damage/Mold/Mildew (Common Areas)

    Visible evidence of water infiltration, mold, or mildew exists. 
Damage such as saturation or surface failure may have occurred.

Severity Defined

    Minor: For a single ceiling, visible indication of a leak, mold, 
or mildew, such as a darkened area, exists over a small area (less 
than 4 sq. ft.). Water may or may not be evident. Visual 
observations estimate that less than 10% of the ceiling surface area 
is affected.
    Major: For a single ceiling, visible indication of a leak mold 
or mildew, such as a darkened area, exists over a large area (more 
than 4 sq. ft.). Water may or may not be evident.
        OR
    Visual observations estimate that 10% to 50% of the ceiling area 
has minor damage.
    Severe: Visual observations estimate that a large portion (50% 
of its surface area) of one ceiling has been exposed to substantial 
saturation or damage due to water, mold, or mildew. Visible cracks, 
moist areas, mold, or mildew are evident. The ceiling surface may 
have failed.
        OR
    Cases where visual observations estimate that more than 50% of 
the ceiling area shows minor defined signs of damage, stains, mold, 
or mildew.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Air Quality.'')

Doors--Broken/Missing Glazing/Glass (Common Areas)

    The glass and/or compound/structure to support and hold glass or 
other materials within a frame are missing or broken.

Severity Defined

    Minor: For one or more doors, glazing is inadequate to secure 
glass, but door is usable and presents no immediate security risk.
    Major: N/A.
    Severe: For at least one door, the operation, function, or 
security of the door is destroyed by the missing or broken glazing 
and/or glass. One door in this condition is sufficient to classify 
the door system as severe.
    Doors--Damaged Surface (Holes/Paint/Rusting) (Common Areas)
    Damage in the door surface that may affect either the surface 
protection or the strength of the door, or it may compromise 
building security or privacy. Includes holes, peeling/cracking/no 
paint, or significant rust.

    Note: A restroom, fire door, or entry door impacted is severe.

Severity Defined

    Minor: Any one door has either: small holes (less than \1/4\ 
inch in diameter); cracking/peeling paint; and/or the door or its 
components are rusting.
    Major: If more than one building exterior door has minor surface 
damage as defined above.
    OR
    Any single door that has a hole or holes ranging in size from 
\1/4\ inch up to 1 inch diameter.
    Severe: Any single door has a hole or holes larger than 1 inch 
in diameter or significant peeling/cracking/no paint or rust that 
affects the integrity of the door surface.

Doors--Damaged Frames/Threshold/Lintels/Trim (Common Areas)

    The frame, header, jamb, threshold, lintels, or trim, is visibly 
warped, split, cracked, or broken in some manner.

Severity Defined

    Minor: A single door's frame/threshold/lintel and/or trim is 
damaged but does not hinder door operation. The damaged door frame 
does not prevent door from being locked.
    Major: More than one door has the minor damage defined above.
    Severe: At least one door is rendered inoperable and/or 
unlockable due to damage to the door's frame/threshold/lintel and/or 
trim.
        OR
    Minor damage as defined above affects a restroom, entry, or fire 
door.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Hazards.'')

Doors--Damaged Hardware/Locks (Common Areas)

    The attachments to a door to provide hinging, hanging, opening, 
closing, or security are damaged or missing. Includes locks, panic 
hardware, overhead door tracks, springs and pulleys, sliding door 
tracks and hangers, and door closures.

Severity Defined

    Minor: A single door's hardware, as defined above, is damaged 
but does not hinder current door operation. The door functions, is 
lockable, and the door's panic hardware is operable.
    Major: More than one door has minor damaged hardware as defined 
above.
    Severe: A single door is rendered inoperable and/or unlockable 
due to damage to the door's hardware.
        OR
    Minor damaged as defined above affects a restroom, entry fire 
door.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Doors--Deteriorated/Missing Seals (Common Areas)

    The seals and stripping around the door(s) designed to provide 
fire resistance are damaged or missing.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: For a single door the seals are missing.

Doors--Missing Door (Common Areas)

    Door is absent.

    Note: A restroom, entry or fire door impacted is severe.

Severity Defined

    Minor: The missing door is not a restroom, entry, or fire door.
    Major: Missing doors are not an entry, restroom, or fire door. 
They present no hazard and visual observation shows two doors or up 
to 50% of the doors are missing.
    Severe: The missing door is a restroom, entry, or fire door.
        OR
    Visual observation estimates more than 50% of the doors are 
missing.

Comments

    Severe: If condition is a health and safety concern it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Floors--Bulging/Buckling (Common Areas)

    Floor has bowed, deflected, is sagging, or has deviated from 
original horizontal alignment.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Bulging, buckling, or sagging is observed.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Floors--Floor Covering Damaged (Common Areas)

    Damage to the carpet, tiles, wood, sheet vinyl, or other floor 
covering.

Severity Defined

    Minor: For a single floor, floor covering may have stains, 
surface burns, shallow cuts, small holes, tears, loose areas or 
exposed seams. The covering is fully functional. Visual observation 
estimates that less than 10% of the floor area is affected. Does not 
present a safety hazard.
    Major: For a single floor, covering may have burn marks, cuts, 
tears, holes, or large sections of exposed seams in traffic areas 
exposing the underlying material. The covering does not present a 
safety hazard. Visual observations estimate that 10% to 50% of the 
floors are affected.
    Severe: For a single floor, large sections of the covering are 
damaged estimated at more than 50% of the floor area.
        OR
    Floor covering damage that exposes the underlying material.
        OR

[[Page 26202]]

    Covering that has failed in most traffic areas.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Floors--Missing Flooring (Common Areas)

    Flooring such as terrazzo, hardwood, ceramic tile or other 
flooring material is missing.

Severity Defined

    Minor: For a single floor small holes in areas of the floor 
surface. Visual observations estimate less than 10% of the floors 
surveyed are affected. No safety problems exist due to this 
condition.
    Major: Visual observations estimate 10% to 50% of the floors 
have minor holes/damage. No safety problem exists due to this 
condition.
    Severe: Visual observations estimate more than 50% of the floors 
are affected by minor holes/damage; or the holes are sufficient for 
safety to be compromised. One concern involving compromised safety 
is sufficient to classify the floor system as severe.

Floors--Needs Paint (Common Areas)

    For floors that are painted, paint is peeling, cracking, 
flaking, or otherwise deteriorated.

    Note: This applies to any painted floor surface, typically 
concrete.

Severity Defined

    Minor: For a single floor, a peeling condition exists. Up to or 
less than 50% of the floor is affected.
    Major: For a single floor, a peeling condition exists. More than 
50% of the floor is affected.
    Severe: N/A.

Floors--Rot/Deteriorated Subfloor (Common Areas)

    Subfloor has decayed or is decaying.

Severity Defined

    Minor: N/A.
    Major: Condition is slightly noticeable. Small areas of rot or 
spongy flooring are found. Inspection observations estimate less 
than 10% of the floors are affected.
    Severe: Large areas of rot are readily visible. Application of 
weight causes noticeable deflection. Inspection observations 
estimate more than 10% of floors are affected.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Floors--Water Stains/Water Damage/Mold/Mildew (Common Areas)

    Visible evidence of water infiltration, mold, or mildew exists. 
Damage such as saturation or surface failure may have occurred.

Severity Defined

    Minor: N/A.
    Major: Visible indication of a water stain, mold, or mildew, 
such as darkened area, exists over a small area (4 sq. ft. or less). 
Water may or may not be evident.
    Severe: Visual observations estimate that a large portion of 
floor has been exposed to substantial saturation or damage due to 
water, mold, or mildew. Visible cracks, mold, moist areas and 
flaking are evident. The floor surface may have failed.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Air Quality,'' 
``Hazards.'')

Lighting Damaged/Inoperable (Common Areas)

    Lighting fixture is damaged, inoperable, or missing.

Severity Defined

    Minor: N/A.
    Major: The permanent lighting fixture is damaged, inoperable or 
missing.
    Severe: N/A.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards,'' ``Hazards.'')

Outlets/Switches/Cover Plates--Missing/Broken (Common Areas)

    The flush plate used to cover the opening surrounding a switch 
or outlet is damaged or does not exist. Switch or outlet is missing.

Severity Defined

    Minor: Outlet or switch has broken cover plate which does not 
result in exposed wiring.
    Major: N/A.
    Severe: An outlet or switch is missing.
        OR
    A cover plate is missing or broken resulting in exposed wiring.

Smoke Detector--Missing/Inoperable (Common Areas)

    Smoke detector will not activate, or is missing.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: A single missing or inoperable smoke detector is severe.

Stairs--Broken/Missing Hand Railing (Halls/Corridors/Stairs)

    The hand rail is damaged or non-existent.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The hand-rail for four or more stairs is completely 
missing or damaged, loose or otherwise unusable.

Stairs--Broken/Damaged/Missing Steps (Halls/Corridors/Stairs)

    The horizontal tread or stair surface is damaged or non-
existent.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Step is broken, damaged or missing.

Mailbox Missing/Damaged (Halls/Corridors/Stairs)

    Mailbox does not function properly due to deterioration, damage, 
or is absent.

Severity Defined

    Minor: Mailbox is damaged, vandalized, or deteriorated, but 
functional.
    Major: N/A.
    Severe: Mailbox is damaged, vandalized, or deteriorated, and as 
a result, is not functional.
        OR
    Mailbox is missing.

Graffiti (Halls/Corridors/Stairs)

    Visual observation of a crude, (not recognizable as an art 
form), inscription or drawing scratched, painted or sprayed on a 
building surface, retaining wall, or fence so as to be seen by the 
public.

    Note: Do not count full wall murals and similar art forms as 
graffiti.

Severity Defined

    Minor: Visual graffiti observed in at least one location/area.
    Major: Graffiti observed in 2-5 locations/areas.
    Severe: Graffiti observed in 6 or more locations/areas.

Walls--Bulging/Buckling (Common Areas)

    Wall has bowed, deflected, sagged or has deviated from original 
vertical alignment.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Bulging/Buckling or sagging is observed.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Walls--Damaged/Deteriorated Trim (Common Areas)

    Cove molding, chair rail, base molding or other decorative trim 
is damaged or has decayed.

Severity Defined

    Minor: Small areas of deterioration in the trim surfaces. Visual 
observations estimate that less than 10% of the wall area surveyed 
is affected.
    Major: Large areas of deterioration in the trim surfaces. Visual 
observations estimate that 10% to 50% in any of the wall area 
surveyed is affected.
    Severe: Significant areas of deterioration in the wall surfaces. 
Visual observations estimate that more than 50% of the wall area 
surveyed is affected.

Walls--Damaged (Common Areas)

    Punctures in the wall surface. May or may not penetrate 
completely. Panels or tiles may be missing or damaged. Does not 
include small holes created by hanging pictures, etc.

Severity Defined

    Minor: A hole missing tile/panel, or other damage found in a 
wall, visually estimated at no larger than 8\1/2\ x 11 inches. Hole 
does not fully penetrate into the adjoining room (cannot see through 
it).

[[Page 26203]]

    Major: A hole missing tile/panel or other damage wall that is 
larger than a sheet of paper (8\1/2\ x 11).
        OR
    A crack greater than \1/8\'' in wide and a minimum of 11'' long.
    Severe: A hole of any size is found in one or more walls which 
fully penetrates into an adjoining room (can see through the hole).
    OR
    Two or more walls have major holes.

Walls `` Needs Paint (Common Areas)

    Paint is peeling, cracking, flaking, otherwise deteriorated.
    Severity Defined
    Minor: Area affected is less than 4 square feet.
    Major: Area affected is greater than 4 square feet.
    Severe: N/A.

Walls--Water Stains/Water Damage/Mold/Mildew (Common Areas)

    Walls are not watertight. Visible evidence of water 
infiltration, mold, or mildew exists. Damage such as saturation or 
surface failure may have occurred.

Severity Defined

    Minor: For a single wall, visible indication of a leak, mold, or 
mildew, such as darkened area, exists over a small area. (less than 
4 sq. ft. by visual estimate). Water may or may not be evident.
    Major: For a single wall, visible indication of a leak exists 
over a large area (visually estimated at more than 4 sq. ft.). Water 
is probably evident.
    Major: Visual observation estimates that a large portion (more 
than 50% of the surface) of one or more walls have been exposed to 
substantial saturation or damage due to water, mold, or mildew. 
Visible cracks, moisture area, mold and flaking are evident. The 
wall surface may have failed. One occurrence of this condition is 
sufficient to classify the wall system as severe.
        OR
    Visual observations estimate that more than 50% of the wall 
surface in any one area shows signs of water damage, stains, mold, 
or mildew.

Windows--Cracked/Broken/Missing Panes (Common Areas)

    Glass or pane is cracked, broken or missing.

Severity Defined

    Minor: Cracked window pane is observed.
    Major: N/A.
    Severe: Glass pane is broken or missing.

Windows--Damaged Window Sill (Common Areas)

    The horizontal member of the window that bears the upright 
portion of the frame is damaged.

Severity Defined

    Minor: Sill is damaged but still present. The inside of the 
surrounding wall is not exposed. No impact to window operation or 
weather tightness is visually apparent.
    Major: Sill is missing or damaged enough to expose the inside of 
the surrounding walls and/or compromise its weather tightness.

Severe: N/A.

Windows--Security Bars Prevent Egress (Common Areas)

    Security bars are damaged, constructed or installed such that 
egress is severely limited or impossible.

    Note: This does not include windows not designed or intended for 
egress.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The ability to exit through the window is limited by 
security bars that do not function properly and, therefore, pose 
safety risks.

HVAC--Gas Fired Unit--Missing/Misaligned Chimney (Common Areas)

    The exhaust system on a gas fired unit is misaligned.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any misalignment which causes improper or dangerous 
venting of gases.

HVAC--Inoperable (Common Areas)

    The heating, cooling, or ventilation system is inoperable.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The HVAC does not function, providing neither necessary 
heating or cooling as designed. System does not respond when the 
controls are engaged.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

HVAC--Noisy/Vibrating/Leaking (Common Areas)

    The HVAC distribution components, including fans, are the source 
of abnormal noise, unusual vibration, or leaks.

Severity Defined

    Minor: N/A.
    Major: The HVAC system exhibits or shows signs of abnormal 
vibration, other noise or leaks when engaged. The condition does not 
prevent the system from providing heating or cooling sufficient to 
maintain a minimum temperature range in the major living areas of 
the unit.
    Severe: N/A.

HVAC--Radiator Covers Missing/Damaged (Common Areas)

    Radiator cover is missing, damaged or inoperable.

Severity Defined

    Minor: N/A.
    Major: Radiator is damaged, impeding proper heating and cooling, 
but not creating any type of safety hazard.
    Severe: Radiator is missing, damaged or substantially not 
installed to burn, fan or other potentially serious hazards.

HVAC--Rusted/Corroded (Common Areas)

    The material condition of the equipment and/or associated 
piping/ducting shows evidence of flaking, discoloration or pitting.

Severity Defined

    Minor: N/A.
    Major: Significant formations of metal oxides are visible or a 
noticeable pit or crevice has developed.
    Severe: Condition has rendered equipment and/or piping 
inoperable.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Call-for-Aid Inoperable (Common Areas) Call-for-Aid is inoperable.

Severity Defined

    Minor: N/A.
    Major: N/A.

Severe: System does not function as intended.

    Countertops--Missing/Damaged (Common Areas)
    A flat work surface in a kitchen often integral to lower cabinet 
space is missing or deteriorated.

Severity Defined

    Minor: Counter-top surface is discolored; materials have begun 
to separate or minor scratching and chipping is present.
    Major: Surface shows advanced stage of deterioration and/or 
scratching, chipping.
    Severe: Countertop working surface is missing or deteriorated 
and/or damaged and does not provide a sanitary surface to prepare 
food.

Cabinets--Missing/Damaged (Common Areas)

    A case, box or piece of furniture with sets of drawers or 
shelves, with doors, primarily used for storage, mounted on walls or 
mounted on floors.

Severity Defined

    Minor: Cabinet is discolored; materials have begun to separate 
or minor scratching and chipping is present. Cabinet assembly is 
present; up to two cabinets may be only marginally functional.
    Major: Several (up to 50%) cabinets are either missing, damaged, 
or lacking adequate doors and/or shelves.
    Severe: A significant number (more than 50%) of cabinets are 
either missing, damaged, or lacking adequate doors and/or shelves.

Dishwasher/Garbage Disposal--Inoperable (Kitchen) (Day Care) (Other 
Community Spaces)

    A dishwasher or garbage disposal, if provided, does not work.

Severity Defined

    Minor: N/A.
    Major: The dishwasher or garbage disposal does not work.

[[Page 26204]]

Severe: N/A.

Exhaust Systems--Excessive Grease/Inoperable (Kitchen)

    Failure of apparatus to draw cooking exhaust.

Severity Defined

    Minor: Accumulation of dirt threatens the free passage of air.

Major: N/A.

    Severe: Exhaust fan is inoperable or flue may be completely 
blocked based on visual estimation.

GFI--Inoperable (Kitchen)(Restrooms/Pool Structures)

    GFI is present and inoperable.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: GFI is present and is found inoperable.

Fencing--Damaged/Not Intact (Pools and Related Structures)

    Fencing surrounding the swimming pool was observed to be 
damaged.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any damage that compromises the integrity of the fence.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Hazards.'')

Pool--Not Operational (Pools and Related Structures)

    Pool was not in operation during the inspection.

    Note: If not operational due to seasonal changes the observation 
should still be recorded that the pool was not in operation.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Pool was observed not to be operational.

Lavatory Sink--Damaged/Missing (Restrooms/Pool Structures)

    Sink, faucet, or accessories are missing, damaged or inoperable.

Severity Defined

    Minor: Presence of extensive discoloration and/or cracks in the 
basin. Sink is still usable.
    Major: N/A.
    Severe: Absence or failure of the sink and/or associated 
hardware. Sink is unusable.

Plumbing--Clogged Drains (Kitchen) (Restrooms/Pool Structures)

    Water does not drain adequately in shower, sink, tub or basin.

Severity Defined

    Minor: Water does not drain freely when stopper is disengaged. 
Sink is usable.

Major: N/A.

    Severe: Drain is completely clogged or has suffered extensive 
deterioration. Sink is not usable.

Plumbing--Leaking Faucet/Pipes (Kitchen) (Restrooms/Pool Structures)

    Sink faucet or piping leaks.

Severity Defined

    Minor: Leak or drip that is contained by basin. Faucet is 
usable.
    Major: N/A.
    Severe: Faucet leak and surrounding area is adversely affected.
        OR
    Piping leaks and surrounding area is adversely affected.

Range/Stove--Missing/Damaged/Inoperable (Kitchen)

    Unit is absent or damaged.

Severity Defined

    Minor: Unit's surface is dented, chipped or scratched. Operation 
of doors or drawers is impeded but stove is operational. Burner is 
misaligned and flame is not distributed equally. Pilot light is out 
on one or more burners.
    Major: N/A.
    Severe: The unit is missing, or any burners and/or oven is 
inoperable.

Refrigerator--Missing/Damaged/Inoperable (Kitchen)

    The refrigerator does not perform adequately.

Severity Defined

    Minor: Refrigerator has excessive accumulation of ice.
        OR
    Seals around doors are deteriorated.
        OR
    Operation of doors or drawers is impeded but refrigerator is 
operational.
    Major: N/A.
    Severe: Refrigerator is missing or does not cool at all.

Sink--Damaged/Missing (Kitchen)

    Sink, faucet or accessories are missing, damaged, or inoperable.

Severity Defined

    Minor: Presence of extensive discoloration and/or cracks in the 
basin. Sink & hardware are still usable for food preparation.
    Major: N/A.
    Severe: Sink or hardware is missing or is totally unusable for 
food preparation.

Dryer Vent Missing/Damaged/Inoperable (Laundry Room)

    Inadequate means is available to vent accumulated heat to 
outside.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Dryer vent is missing or is visually determined to be 
inoperable (blocked). Dryer exhaust is not effectively vented to the 
outside.

Baluster/Side Railings Damaged (Patio/Porch/Balcony)

    Baluster or side railing on this exterior improvement is loose, 
damaged or inoperable, limiting the safe use of this area.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The baluster and/or side rails enclosing this area are 
loose, damaged or missing, impeding the safe use of this area.

Restroom Cabinet--Damaged/Missing (Restrooms/Pool Structures)

    Damaged or missing cabinets, vanity tops, drawers, shelves, and 
doors to include medicine cabinets and vanities.

Severity Defined

    Minor: One or more cabinets/vanities have missing and/or damaged 
shelves, vanity tops, drawers, and/or doors, but all cabinets are 
fully usable.
    Major: N/A.
    Severe: One or more cabinets are missing or are not usable for 
storage due to their poor condition.

Shower/Tub--Damaged/Missing (Restrooms/Pool Structures)

    Shower/tub or components are damaged or non-existent.

Severity Defined

    Minor: N/A.
    Major: Presence of extensive discoloration and/or cracks in the 
basin. Shower/tub is usable.
    Severe: Absence or failure of the shower, tub, faucets or drains 
and/or associated hardware. Shower or tub are unusable for any 
reason.

Ventilation/Exhaust System--Inoperable (Restrooms/Pool Structure)

    Failure of apparatus to exhaust air.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Exhaust fan is inoperable or restroom window cannot be 
opened.

Water Closet/Toilet--Damaged/Clogged/Missing (Restrooms/Pool 
Structures)

    Water closet/toilet is damaged or non-existent.

Severity Defined

    Minor: N/A.
    Major: Fixture elements, such as but not limited to the seat, 
the flush handle, the cover, etc., are missing or damaged.
    Severe: Fractured or broken bowl will not retain water. Fixture 
may not exist or a hazardous condition exists. Absence of all 
flushing ability due to obstruction or other defect.

Chutes Damaged/Missing Components (Trash Collection Areas)

    Structure that is utilized to direct garbage into the 
appropriate storage container. Components include but are not 
limited to the chute, the chute door.

    Note: Do not evaluate the door that leads to the trash room.

[[Page 26205]]

Severity Defined

    Minor: N/A.
    Major: Substantially reduced capacity to dispose of refuse.
    Severe: Broken or inadequate collection structure causes garbage 
to backup into chutes. Compactors or components have failed.

Unit Inspectable Items

    Items to inspect for ``Unit'' are as follows:

Bathroom
Call-for-Aid
Ceiling
Doors
Electrical System
Floors
Hot Water Heater
HVAC System
Kitchen
Lighting
Outlets/Switches
Patio/Porch/Balcony
Smoke Detector
Stairs
Walls
Windows

Call-for-Aid (Unit)

    System to summon help. May be visual, audible, or both. May be 
activated manually or automatically when pre-programmed conditions 
are met.
    This inspectable item can have the following deficiency:

Inoperable

Ceiling (Unit)

    The visible overhead structure lining the inside of a room or 
area.
    This inspectable item can have the following deficiencies:

Bulging/Buckling
Holes/Missing Tiles/Panels
Needs Paint
Water Stains/Water Damage/Mold/Mildew

Doors (Unit)

    Means of access to the interior of a unit, room within the unit, 
or closet. Doors provide privacy and security, control passage, 
provide fire and weather resistance.
    This inspectable item can have the following deficiencies:

Damaged Surface Holes/Paint/Rusting
Damaged Hardware/Locks
Deteriorated/Missing Seals (Entry Only)
Damaged Frames/Threshold/Lintels/Trim
Damaged/Missing Screen/Storm/Security Door
Missing Door

Electrical System (Unit)

    Portion of the building system that safely provides electrical 
power throughout the building. Includes equipment that provides 
control, protection, metering, and service.
    This inspectable item can have the following deficiency:

Blocked Access to Electric Panel
Evidence of Leaks Corrosion
GFI Inoperable
Missing Covers
Burnt Breakers
Frayed Wiring
Missing Breakers

Floors (Unit)

    The visible horizontal surface system within a room or area 
underfoot; the horizontal division between two stories of a 
structure.
    This inspectable item can have the following deficiencies:

Bulging/Buckling
Missing Flooring
Rot/Deteriorated Subfloor
Floor Covering Damage
Needs Paint
Water Stains/Water Damage/Mold/Mildew

Hot Water Heater (Unit)

    This inspectable item can have the following deficiencies:

Gas Fired Unit--Missing/Misaligned Chimney
Inoperable Unit/Components
Pressure Relief Valve Missing
Leaking Valves/Tanks/Pipes
Rust/Corrosion

HVAC System (Unit)

    System to provide heating, cooling and ventilation to the unit.
    This does not include building heating or cooling system 
deficiencies such as boilers, chillers, circulating pumps, 
distribution lines, fuel supply, etc., OR occupant owned or supplied 
heating sources.
    This inspectable item can have the following deficiencies:

Inoperable
Rust/Corrosion
Convection/Radiant Heat System/Covers Missing/Damaged
Noisy/Vibrating/Leaking
Gas Fired Unit--Missing/Misaligned Chimney

Kitchen (Unit)

    A place where food is cooked or prepared. The facilities and 
equipment used in preparing and serving food.

This inspectable item can have the following deficiencies:

Cabinets--Missing/Damaged
Plumbing--Clogged Drains
Plumbing--Leaking Faucets/Pipes
Range/Stove--Missing/Damaged/Inoperable
Refrigerator--Missing/Damaged/Inoperable
Dishwasher/Garbage Disposal--Inoperable
Range Hoods/Exhaust Fans--Excessive Grease/Inoperable
Countertops--Missing/Damaged
Sink--Missing/Damaged

Lighting (Unit)

    System to provide illumination to a room or area. Includes 
fixtures, lamps, and supporting accessories.
    This inspectable item can have the following deficiencies:

Missing/Inoperable Fixture

Outlets/Switches (Unit)

    The receptacle connected to a power supply or method to control 
the flow of electricity. Includes two & three prong outlets, ground 
fault interrupters, pull cords, two & three pole switches, and 
dimmer switches.
    This inspectable item can have the following deficiencies:

Missing
Missing/Broken Cover Plates

Patio/Porch/Balcony (Unit)

    Adjoining patio, porch, or balcony.
    This inspectable item can have the following deficiency:
    Baluster/Side Railings Damaged

Smoke Detector (Unit)

    Sensor to detect the presence of smoke and activate an alarm. 
May be battery operated or hard-wired to electrical system. May 
provide visual signal, audible signal, or both. Smoke detector must 
be located on every floor.
    This inspectable item can have the following deficiencies:

Missing/Inoperable

Stairs (Unit)

    Series of 4 or more steps or flights of steps joined by landings 
connecting levels of a unit. Includes supports, frame, treads, 
handrails.
    This inspectable item can have the following deficiencies:

Broken/Missing Hand Railing
Broken/Damaged/Missing Steps

Walls (Unit)

    The enclosure of the unit and rooms. Materials for construction 
include concrete, masonry block, brick, wood, glass block, plaster, 
sheet-rock. Surface finish materials include paint, wall-coverings.
    This inspectable item can have the following deficiencies:

Bulging/Buckling
Damaged
Water Stains/Water Damage/Mold/Mildew
Damaged/Deteriorated Trim
Needs Paint

Windows (Unit)

    Window systems provide light, security, and exclusion of 
exterior noise, dust, heat, and cold. Frame materials include wood, 
aluminum, and vinyl.
    This inspectable item can have the following deficiencies:

Cracked/Broken/Missing Panes
Deteriorated/Missing Caulking/Seals
Peeling/Needs Paint
Damaged Window Sill
Inoperable/Not Lockable
Security Bars Prevent Egress

Bathroom Cabinets--Damaged/Missing (Bathroom)

    Damaged or missing cabinets, vanity tops, drawers, shelves, and 
doors. Includes medicine cabinets and vanities.

Severity Defined

    Minor: Cabinet or vanity has missing and/or damaged shelves, 
vanity tops, drawers, and/or doors, but is fully usable.
    Major: N/A.
    Severe: Cabinet is missing or is not usable for storage due to 
its poor condition.

Lavatory Sink--Damaged/Missing (Bathroom)

    Basin (sink) that shows signs of deterioration, distress, and/or 
is non-existent.

[[Page 26206]]

Severity Defined

    Minor: Presence of extensive discoloration and/or cracks in the 
basin. Sink is still usable.
    Major: N/A.
    Severe: Absence or failure of the sink and/or associated 
hardware. Sink is unusable.

Plumbing--Clogged Drains (Bathroom)

    Water does not drain adequately in shower, tub, or basin (sink).

Severity Defined

    Minor: Water does not drain freely when stopper is disengaged; 
however, sink or tub is usable.
    Major: N/A.
    Severe: Drain is completely clogged or has suffered extensive 
deterioration. Sink or tub is not usable.

Plumbing--Leaking Faucet/Pipes (Bathroom)

    Basin, shower, water closet, or tub faucet and/or associated 
pipes leak water.

Severity Defined

    Minor: Leak or drip that is contained by basin. Plumbing fixture 
is usable.
    Major: N/A.
    Severe: Leak is steady and surrounding area is adversely 
affected.
        OR
    Piping leaks and surrounding area is adversely affected.

Shower/Tub--Damaged/Missing (Bathroom)

    Shower/tub or components are damaged or non-existent.

    Note: This does not include Leaks.

Severity Defined

    Minor: N/A.
    Major: Presence of extensive discoloration and/or cracks in the 
basin. Shower/Tub is usable.
    Severe: Absence or failure of the shower, tub, faucets or drains 
and/or associated hardware. Shower or tub is unusable for any 
reason.

Ventilation/Exhaust System--Inoperable (Bathroom)

    Failure of apparatus to exhaust air.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Exhaust fan is inoperable or bathroom window cannot be 
opened.

Water Closet/Toilet--Damaged/Clogged/Missing (Bathroom)

    Water closet/toilet is damaged or non-existent.

Severity Defined

    Minor: N/A.
    Major: Fixture elements, such as but not limited to the seat, 
the flush handle, the cover etc., are missing or damaged.
        OR
    Toilet runs constantly.
    Severe: Fractured or broken bowl will not retain water. Fixture 
may not exist or a hazardous condition exists. Absence of all 
flushing ability due to obstruction or other defect.

Inoperable (Call-for-Aid)

    The system does not function.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: System does not function as intended.

Bulging/Buckling (Ceiling)

    Ceiling has bowed, deflected, is sagging, or has deviated from 
original horizontal alignment.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Bulging, bucking or sagging is observed.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Holes/Missing Tiles/Panels (Ceiling)

    Punctures in the ceiling surface. May or may not penetrate 
completely. Panels or tiles may be missing or damaged.

Severity Defined

    Minor: Small holes or missing tile/panel found in a ceiling, 
visually estimated at no larger than a sheet of paper (8\1/2\ x 11 
inches). Hole does not fully penetrate into the area above (cannot 
see through it).
    Major: A hole or missing tile/panel is found which is visually 
estimated to be larger than a sheet of paper (8\1/2\ x 11 inches) 
but does not fully penetrate into the area above (cannot see through 
it).
        OR
    A crack greater than \1/8\'' wide and a minimum of 11'' long.
    Severe: Any hole is found which fully penetrates into the area 
above (can see through the hole to upper space).

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Hazards.'')

Needs Paint (Ceiling)

    Paint is peeling, cracking, flaking, otherwise deteriorated, or 
surface is not painted.

Severity Defined

    Minor: Area affected is less than 4 square feet.
    Major: Area affected is greater than 4 square feet.
    Severe: N/A.

Water Stains/Water Damage/Mold/Mildew (Ceiling)

    Visible evidence of water infiltration, mold, or mildew exists. 
Damage such as saturation or surface failure may have occurred.

Severity Defined

    Minor: For a single ceiling, visible indication of a leak, mold, 
or mildew, such as a darkened area, exists over a small area (less 
than 4 sq. ft.). Water may or may not be evident. Visual 
observations estimate that less than 10% of the ceiling surface area 
is affected.
    Major: For a single ceiling, visible indication of a leak mold 
or mildew, such as a darkened area, exists over a large area (more 
than 4 sq. ft.). Water may or may not be evident.
        OR
    Visual observations estimate that 10% to 50% of the ceiling area 
has minor damage.
    Severe: Visual observations estimate that a large portion (50% 
of its surface area) of one ceiling has been exposed to substantial 
saturation or damage due to water, mold, or mildew. Visible cracks, 
moist areas, mold, or mildew are evident. The ceiling surface may 
have failed.
        OR
    Cases where visual observations estimate that more than 50% of 
the ceiling area shows minor defined signs of damage, stains, mold, 
or mildew.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Air Quality.'')

Damaged Surface--Holes/Paint/Rusting (Doors)

    Damage in the door surface that may affect either the surface 
protection or the strength of the door, or it may compromise 
building security or privacy. Includes holes, peeling/cracking/no 
paint, or significant rust.

    Note: A bathroom, bedroom, or entry door impacted is severe.

Severity Defined

    Minor: Any one door has either: small holes (less than \1/4\ 
inch in diameter); cracking/peeling paint; and/or the door or its 
components are rusting.
    Major: If more than one building exterior door has minor surface 
damage as defined above.
        OR
    Any single unit door except bathroom/bedroom and/or entry doors, 
has a hole or holes ranging in size from \1/4\ inch up to 1 inch 
diameter.
    Severe: If any unit door has a hole or holes larger than 1 inch 
in diameter, or significant peeling/cracking/no paint or rust that 
affects the integrity of the door surface.
        OR
    If bathroom, bedroom and/or entry door has either minor or major 
damage as defined above.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Damaged Frames/Threshold/Lintels/Trim (Doors)

    The frame, header, jamb, threshold, lintels, or trim, is visibly 
warped, split, cracked, or broken in some manner.

Severity Defined

    Minor: A single door's frame/threshold/lintel and/or trim is 
damaged but does not hinder door operation. The damaged door frame 
does not prevent door from being locked.
    Major: More than one door has the minor damage defined above.
    Severe: At least one door is rendered inoperable and/or 
unlockable due to damage to the door's frame/threshold/lintel and/or 
trim.

[[Page 26207]]

Damaged Hardware/Locks (Doors)

    The attachments to a door to provide hinging, hanging, opening, 
closing, or security are damaged or missing. Includes locks, panic 
hardware, overhead door tracks, springs and pulleys, sliding door 
tracks and hangers, and door closures.

Severity Defined

    Minor: A single door's hardware, as defined above, is damaged 
but does not hinder current door operation. The door functions, is 
lockable, and the door's panic hardware is operable.
    Major: More than one building exterior door has minor damaged 
hardware as defined above.
    Severe: A single door is rendered inoperable and/or unlockable 
due to damage to the door's hardware.
        OR
    A single building exterior door's panic hardware is not 
operable.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Damaged/Missing Screen/Storm/Security Door (Doors)

    Visible damage to surfaces including screens, glass, frames, 
hardware, and door surface.

Severity Defined

    Minor: One or more screen/storm doors has damage or is missing 
screens/glass.
    Major: One or more security doors has damage, but is still 
operational and the security door still serves its design purpose.
    Severe: A single security door is inoperable or missing. 
(Missing only applies to those situations where a security door is 
supposed to be present but is observed not to be there.)

Deteriorated/Missing Seals (Entry Only) (Doors)

    The seals and stripping around the entry door(s) designed to 
provide weather and fire resistance are damaged or missing.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: For a single entry door the seals are missing.

Deteriorated/Missing Caulking/Seals (Windows)

    The caulking or seal is missing, poorly installed, or 
deteriorated.

    Note: This also includes Thermopane or insulated windows that 
have failed.

Severity Defined

    Minor: Missing or deteriorated caulk or seals are observed. No 
evidence of damage to window or surrounding structure exists.
    Major: Missing or deteriorated caulk or seals are observed, with 
some evidence of leaks or damage to the window or surrounding 
structure visible.
        OR
    A Thermopane or insulated window has failed. (Typically 
indicated by being fogged up.)
    Severe: Missing or deteriorated caulk or seals are observed and 
the window is not weather-tight. Evidence of leaks or damage to the 
window or surrounding structure is readily apparent.

Missing Door (Door)

    Door is absent.

    Note: A bathroom, bedroom, or entry door impacted is severe.

Severity Defined

    Minor: The missing door is not a bathroom, bedroom or entry 
door.
    Major: Missing doors are not an entry, bedroom, or bathroom. 
They present no hazard and visual observation shows two doors or up 
to 50% of the doors are missing.
    Severe: The missing door is a bathroom, bedroom or entry door.
        OR
    Visual observation estimates more than 50% of the unit doors are 
missing from areas other than the bathroom, bedroom, or entry door.

Blocked Access to Electric Panel (Electrical System)

    The placing of any object that will delay or prevent the access 
to any panelboard or main power switch in an emergency and cause a 
fire hazard.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: One or more items are placed in front of the unit's 
electrical panel, impeding accessibility in time of an emergency.

Burnt Breakers (Electrical System)

    Breakers having carbon on the plastic body, or plastic body is 
melted or scarred.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any signs of carbon residue or breaker is melted and/or 
has arcing scars.

Evidence of Leaks/Corrosion (Electrical System)

    Liquid stains, rust marks, or other signs of corrosion are found 
on electrical enclosures or hardware.

    Note: Do not address surface rust if it does not affect the 
condition of the electrical enclosure.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any corrosion that affects the condition of the current 
carrying components. Stains and/or rust on the interior of 
electrical enclosures or evidence of water leaks are present in the 
enclosure or hardware.

Frayed Wiring (Electrical System)

    Insulation may be frayed, stripped, or removed resulting in a 
potentially dangerous condition.

    Note: This does not include any wires not intended to be 
insulated, such as grounding wires.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Nicks, abrasions or fraying of the insulation.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Electrical 
Hazards.'')

GFI--Inoperable (Electrical System)

    GFI is present and inoperable.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: GFI is present and inoperable.

Comments

    Severe: This creates a health and safety concern.

Missing Breakers (Electrical System)

    An open circuit breaker position in a panel-board, main panel 
board or other electrical box containing circuit breakers; not 
appropriately blanked-off.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Open breaker port.

Missing Covers (Electrical System)

    Missing covers on any electrical device box, panel box, switch 
gear box, control panel, etc., where visible electrical connections 
are exposed.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Cover is missing resulting in exposed visible electrical 
connections.

Bulging/Buckling (Floors)

    Floor has bowed, deflected, is sagging, or has deviated from 
original horizontal alignment.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Bulging, buckling, or sagging is observed.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Floor Covering Damage (Floors)

    Damage to the carpet tiles, wood, sheet vinyl or other floor 
covering.

Severity Defined

    Minor: Floor covering may have stains, surface burns, shallow 
cuts, small holes or tears in non-traffic areas, loose areas, 
exposed seams. The covering is fully functional. Visual observation 
estimates that less than 10% of the floor area is affected. Does not 
present a safety hazard.
    Major: Floor covering may have burn marks, cuts, tears, holes, 
or large sections of exposed seams exposing the underlying material. 
The covering does not present a safety hazard. Visual observations 
estimate that 10% to 50% of the floors are affected.
    Severe: Large sections of the floor covering are damaged 
estimated at more than 50% of the floor area.

[[Page 26208]]

        OR
    Floor covering damage that exposes the underlying material.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but not limited to ``Hazards.'')

Missing Flooring Tiles (Floors)

    Flooring such as VLT, sheet, vinyl, carpet or other flooring 
material is missing.

Severity Defined

    Minor: For a single floor small holes in areas of the floor 
surface are missing. Visual observations estimate less than 10% of 
the floors surveyed are affected. No safety problems exist due to 
this condition.
    Major: Visual observations estimate 10% to 50% of the floors 
have missing flooring. No safety problem exists due to this 
condition.
    Severe: Visual observations estimate more than 50% of the floors 
are affected missing flooring; or the missing flooring is sufficient 
for safety to be compromised. One concern involving compromised 
safety is sufficient to classify the floor system as severe.

Needs Paint (Floors)

    For floors that are painted, paint is peeling, cracking, 
flaking, or otherwise deteriorated.

Severity Defined

    Minor: Area affected is less than 4 square feet.
    Major: Area affected is greater than 4 square feet.
    Severe: N/A.

Rot/Deteriorated Subfloor (Floors)

    Subfloor has decayed or is decaying.

Severity Defined

    Minor: N/A.
    Major: Condition is slightly noticeable. Small areas of rot or 
spongy flooring are found.
    Severe: Large areas of rot are readily visible, application of 
weight causes noticeable deflection.

Comments

    Severe: Request an inspection by a structural engineer if doubt 
about severity exists.

Water Stains/Water Damage/Mold/Mildew (Floors)

    Visible evidence of water infiltration, mold, or mildew exists. 
Damage such as saturation or surface failure may have occurred.

Severity Defined

    Minor: N/A.
    Major: Visible indication of a water stain, mold, or mildew, 
such as darkened area, exists over a small area (4 sq. ft. or less). 
Water may or may not be evident.
    Severe: Visual observations estimate that a large portion of 
floor has been exposed to substantial saturation or damage due to 
water, mold, or mildew. Visible cracks, mold, moist areas and 
flaking are evident. The floor surface may have failed.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Air Quality'', 
``Hazards.'')

Gas Fired Unit--Missing/Misaligned Chimney (Hot Water Heater)

    The exhaust system on a gas fired unit is misaligned.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any misalignment which causes improper or dangerous 
venting of gases.

Inoperable Unit/Components (Hot Water Heater)

    Hot water supply is unavailable due to system or system 
component malfunction.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: After running for several minutes, water from the hot 
water taps is not warmer than room temperature.

Leaking Valves/Tanks/Pipes (Hot Water Heater)

    Water visibly leaking from any hot water system component. 
Includes valve flanges, stems, bodies, or from any domestic hot 
water tank or its piping.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Water is visibly leaking.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Electrical 
Hazards.'')

Pressure Relief Valve Missing (Hot Water Heater)

    Valve that regulates the temperature and pressure of the water 
heater is missing.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: No pressure relief valve is present.

Rust/Corrosion (Hot Water Heater)

    The material condition of the equipment and/or associated piping 
shows evidence of flaking, discoloration, reduction in wall 
thickness, pitting, or crevices.

Severity Defined

    Minor: Patches of noticeable formations of metal oxides.
    Major: Significant formations of metal oxides are visible and a 
noticeable pit or crevice has developed.
    Severe: Equipment and/or piping integrity has been compromised, 
(e.g., leaks are visible).

Gas Fired Unit--Missing/Misaligned Chimney (HVAC)

    The exhaust system on a gas fired unit is misaligned.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Any misalignment which causes improper or dangerous 
venting of gases.

Inoperable (HVAC)

    The heating or cooling system is inoperable in the unit.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The HVAC in the unit does not function, providing 
neither necessary heating or cooling as designed. System does not 
respond when the unit controls are engaged.

Noisy/Vibrating/Leaking (HVAC)

    The HVAC distribution components in the unit, including fans, 
are the source of abnormal noise, unusual vibration, or leaks.

Severity Defined

    Minor: N/A.
    Major: The HVAC system in the unit exhibits or shows signs of 
abnormal vibration, other noise or leaks when engaged. The condition 
does not prevent the system from providing heating or cooling 
sufficient to maintain a minimum temperature range in the major 
living areas of the unit.
    Severe: N/A.

Convection/Radiant Heat System Covers Missing/Damaged (HVAC)

    Convection/Radiant heat system cover is missing or damaged.

Severity Defined

    Minor: N/A.
    Major: One or more covers are damaged, impeding proper heating, 
but not creating any type of safety hazard.
    Severe: One or more covers are missing, or substantially not 
installed, enabling exposure to burn, fan or other potentially 
serious hazards. A single occurrence constitutes a safety hazard.

Rust/Corrosion (HVAC)

    A component(s) of the system show visible deterioration due to 
oxidation or corrosion of system parts.

Severity Defined

    Minor: N/A.
    Major: Deterioration from rust and corrosion is observed on the 
HVAC units in the unit. The condition does not prevent the system 
from providing sufficient heating or cooling.
    Severe: N/A.

Cabinets--Missing/Damaged (Kitchen)

    A case, box or piece of furniture with sets of drawers or 
shelves, with doors, primarily used for storage, mounted on walls or 
mounted on floors.

Severity Defined

    Minor: Cabinet is discolored; materials have begun to separate 
or minor scratching and chipping is present. Cabinet assembly is 
present; up to two cabinets may be only marginally functional.
    Major: Several (up to 50%) cabinets are either missing, damaged, 
or lacking adequate doors and/or shelves.
    Severe: A significant number (more than 50%) of cabinets are 
either missing, damaged, or lacking adequate doors and/or shelves.

[[Page 26209]]

Countertops--Missing/Damaged (Kitchen)

    A flat work surface in a kitchen often integral to lower cabinet 
space is missing or deteriorated.

Severity Defined

    Minor: Counter-top surface is discolored; materials have begun 
to separate or minor scratching and chipping is present.
    Major: Surface shows advanced stage of deterioration and/or 
scratching, chipping.
    Severe: Countertop working surface is missing or deteriorated 
and/or damaged and does not provide a sanitary surface to prepare 
food.

Dishwasher/Garbage Disposal--Inoperable (Kitchen)

    A dishwasher or garbage disposal, if provided, does not work.

Severity Defined

    Minor: N/A.
    Major: The dishwasher or garbage disposal does not work.
    Severe: N/A.

Range Hood/Exhaust Fans--Excessive Grease/Inoperable (Kitchen)

    Failure of apparatus to draw out cooking exhaust due to excess 
dirt, excessive grease, and/or other operational problems.

Severity Defined

    Minor: Accumulation of dirt or grease threatens the free passage 
of air.
    Major: N/A.
    Severe: Range hood/exhaust fan is inoperable or presents serious 
electrical hazard to health or property. Flue may be completely 
blocked based on visual estimation.

Plumbing--Clogged Drains (Kitchen)

    Water does not drain adequately.

Severity Defined

    Minor: Basin does not drain freely when stopper is disengaged.
    Major: N/A.
    Severe: Drain is completely clogged or has suffered extensive 
deterioration.

Inoperable/Not Lockable (Windows)

    Window cannot be opened or closed due to frame damage, faulty 
hardware, or other reason.

Severity Defined

    Minor: Window is inoperable, but can be secured. Other operable 
windows are present in the immediate area.
    Major: N/A.
    Severe: Window is inoperable and cannot be secured. No operable 
windows are present in the immediate area.

Cracked/Broken/Missing Panes (Windows)

    Glass or pane is cracked, broken or missing.

Severity Defined

    Minor: Cracked window pane is observed.
    Major: N/A.
    Severe: Glass pane is broken or missing.

Damaged Window Sill (Windows)

    The horizontal member of the window that bears the upright 
portion of the frame is damaged.

Severity Defined

    Minor: Sill is damaged, but still present. The inside of the 
surrounding wall is not exposed. No impact to window operation or 
weather tightness is visually apparent.
    Major: Sill is missing, or damaged enough to expose the inside 
of the surrounding walls and/or compromise its weather tightness.
    Severe: N/A.

Plumbing--Leaking Faucets/Pipes (Kitchen)

    Basin faucet or drain connections leak.

Severity Defined

    Minor: Leak or drip that is contained by basin/pipes. Faucet is 
usable.
    Major: N/A.
    Severe: Leak is steady. Surrounding area is adversely affected. 
Water supply must be turned off. The faucet/pipe is not usable.

Range/Stove--Missing/Damaged/Inoperable (Kitchen)

    Unit is missing or damaged.

Severity Defined

    Minor: Unit's surface is dented, chipped or scratched. Operation 
of doors or drawers is impeded but stove is operational. Burner is 
misaligned and flame is not distributed equally. Pilot light is out 
on one or more burners.
    Major: N/A.
    Severe: Unit is missing, or any burners and/or oven is 
inoperable.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Hazards.'')

Refrigerator--Missing/Damaged/Inoperable (Kitchen)

    The refrigerator is not present or does not cool adequately.

Severity Defined

    Minor: Refrigerator has excessive accumulation of ice.
        OR
    Seals around doors are deteriorated.
        OR
    Operation of doors or drawers is impeded but refrigerator is 
operational.
    Major: N/A.
    Severe: Refrigerator is missing or does not cool or work at all.

Sink--Missing/Damaged (Kitchen)

    Sink, faucet or accessories are missing, damaged, or inoperable.

Severity Defined

    Minor: Presence of extensive discoloration and/or cracks in the 
basin. Sink & hardware are still usable for food preparation.
    Major: N/A.
    Severe: Sink or hardware is missing or is totally unusable.

Missing/Inoperable Fixture (Lighting)

    Lighting fixture is missing, or does not operate normally. 
Malfunction may be with the total system or with individual 
components.

Severity Defined

    Minor: Permanent lighting fixture is missing or inoperable, in 
one room in a unit, and switched outlet exists in the room.
    Major: Permanent lighting fixture is missing or inoperable in 
two or more rooms, and no switched outlet exists in the room.
    Severe: Two or more rooms have missing or inoperable permanent 
light fixtures, and do not have switched outlets within the rooms.
Missing (Outlets/Switches)
    Outlet, switch or both are missing.

    Note: This does not apply to empty junction boxes that were not 
intended to contain an outlet or switch.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: An outlet or switch is missing.

Comments

    Severe: If condition is a health and safety concern, it must be 
recorded manually. (Includes but is not limited to ``Electrical 
Hazards.'')

Missing/Broken Cover Plates (Outlets/Switches)

    The flush plate used to cover the opening surrounding a switch 
or outlet is damaged or does not exist.

Severity Defined

    Minor: Outlets/switches has broken cover plate. The condition 
does not result in exposed wiring.

Major: N/A.

    Severe: A broken or missing cover plate results in exposed 
wiring.

Baluster/Side Railings Damaged (Patio/Porch/Balcony)

    Baluster or side railing on the porch/patio/balcony is loose, 
damaged, or inoperable, limiting the safe use of this area.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The baluster and/or side rails enclosing this area are 
loose, damaged or missing, impeding the safe use of this area.

Missing/Inoperable (Smoke Detector)

    Smoke detector will not activate, or is missing.

    Note: At least one smoke detector is required on each level.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: A single missing or inoperable smoke detector.

Broken/Missing Hand Railing (Stairs)

    The hand rail is damaged or non-existent.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The hand-rail for four or more stairs is completely 
missing or damaged, loose or otherwise unusable.

Broken/Damaged/Missing Steps (Stairs)

    The horizontal tread or stair surface is damaged or non-
existent.

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Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Step is broken, damaged or missing.

Bulging/Buckling (Walls)

    Wall has bowed, deflected, sagged or has deviated from original 
vertical alignment.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: Bulging/Buckling or sagging is observed.

Comments

    Severe: Request an inspection by a structural engineer, if doubt 
about severity exists.

Walls--Damaged/Deteriorated Trim (Common Area)

    Cove molding, chair rail, base molding or other decorative trim 
is damaged or has decayed.

Severity Defined

    Minor: Small areas of deterioration in the trim surfaces.

Major: Large areas of deterioration in the trim surfaces.

Severe: Significant areas of deterioration in the trim surfaces.

Damaged (Walls)

    Punctures in the wall surface. May or may not penetrate 
completely. Panels or tiles may be missing or damaged. Does not 
include small holes created by hanging pictures, etc.

Severity Defined

    Minor: A hole, missing tile/panel, or other damage found in a 
wall, visually estimated at no larger than 8\1/2\ x 11 inches. Hole 
does not fully penetrate into the adjoining room (cannot see through 
it).
    Major: A hole, missing tile/panel or other damage is found in a 
wall that is larger than a sheet of paper (8\1/2\ x 11).
        OR
    A crack greater than 1/8'' in width and a minimum of 11'' long.
    Severe: A hole of any size is found which fully penetrates into 
an adjoining room, (can see through the hole).
        OR
    Two or more walls have major holes.

Needs Paint (Walls)

    Paint is peeling, cracking, flaking, otherwise deteriorated.

Severity Defined

    Minor: Area affected is less than 4 square feet.

Major: Area affected is greater than 4 square feet.

Severe: N/A.

    Water Stains/Water Damage/Mold/Mildew (Walls)
    Walls are not watertight. Visible evidence of water 
infiltration, mold, or mildew exists. Damage such as saturation or 
surface failure may have occurred.

Severity Defined

    Minor: For a single wall, visible indication of a leak, mold, or 
mildew, such as darkened area, exists over a small area. (less than 
4 sq. ft. by visual estimate). Water may or may not be evident.
    Major: For a single wall, visible indication of a leak exists 
over a large area (visually estimated at more than 4 sq. ft.). Water 
is probably evident.
    Severe: Visual observation estimates that a large portion (more 
than 50% of the surface) of one or more walls have been exposed to 
substantial saturation or damage due to water, mold, or mildew. 
Visible cracks, moisture area, mold and flaking are evident. The 
wall surface may have failed. One occurrence of this condition is 
sufficient to classify the wall systems as severe.
        OR
    Visual observations estimate that more than 50% of the wall 
surface in any one unit show signs of water damage, stains, mold, or 
mildew.

Deteriorated/Missing Caulking/Seals (Windows)

    The caulking or seal is missing, poorly installed, or 
deteriorated.

    Note: This also includes Thermopane or insulated windows that 
have failed.

Severity Defined

    Minor: Missing or deteriorated caulk or seals are observed. No 
evidence of damage to window or surrounding structure exists.
    Major: Missing or deteriorated caulk or seals are observed, with 
some evidence of leaks or damage to the window or surrounding 
structure visible.
        OR
    A Thermopane or insulated window has failed. (Typically 
indicated by being fogged up.)
    Severe: Missing or deteriorated caulk or seals are observed and 
the window is not weather-tight. Evidence of leaks or damage to the 
window or surrounding structure is readily apparent.

Peeling/Needs Paint (Windows)

    Paint covering the window assembly/trim is cracking, flaking, or 
otherwise failing.

Severity Defined

    Minor: Peeling paint and/or a window in need of paint is 
observed.

Major: N/A.

    Severe: N/A.

Security Bars Prevent Egress (Windows)

Security bars are damaged, constructed or installed, such that ingress/
egress is severely limited or impossible.

    Note: This does not include windows not designed or intended for 
ingress/egress.

Severity Defined

    Minor: N/A.
    Major: N/A.
    Severe: The ability to exit through the window is limited by 
security bars that do not function properly and, therefore, pose 
safety risks.

Health and Safety Inspectable Items

    Items to inspect for ``Health and Safety'' are as follows:

Air Quality
Elevator
Flammable Materials
Hazards
Electrical Hazards
Emergency/Fire Exists
Garbage and Debris
Infestation

Air Quality (Health and Safety)

    Indoor spaces must be free from high levels of sewer gas, fuel 
gas, mold, mildew, or other harmful pollutants. Indoors must have 
adequate ventilation.

The following deficiencies can be noted:

Mold and/or Mildew Observed
Propane/Natural Gas/Methane Gas Detected
Sewer Odor Detected

Electrical Hazards (Health and Safety)

    Any hazard that poses a risk of electrical fires, electrocution, 
or spark/explosion.
    The following deficiencies can be noted:

Exposed Wires/Open Panels
Water Leaks On or Near Electrical Equipment

Emergency/Fire Exits (Health and Safety)

    All buildings must have acceptable fire exits that are also 
properly marked and operational. (This would include fire towers, 
stairway access doors, & external exits.) These can include operable 
windows on the lower floors with easy access to the ground or a back 
door opening onto a porch with a stairway leading to the ground.

    Note: This does not apply to individual units.

    The following deficiencies can be noted:

Emergency/Fire Exits Blocked/Unusable
Missing Exit Signs

Flammable Materials (Health and Safety)

    Any substance that is either known to be combustible or 
flammable or is stored in a container identifying it as such.
    The following deficiency can be noted:

Improperly Stored

Garbage and Debris (Health and Safety)

    Accumulation of garbage and debris exceeding the capacity of the 
storage area or not stored in an area sanctioned for such use.
    The following deficiencies can be noted:

Outdoors
Indoors

Hazards (Health and Safety)

    Physical hazards that pose risk of bodily injury.
    The following deficiencies can be noted:

Sharp Edges
Tripping
Other

Infestation (Health and Safety)

    Presence of rats, or severe infestation by mice or insects such 
as roaches or termites.
    The following deficiencies can be noted:

Insects
Rats/Mice/Vermin

Mold and/or Mildew Observed (Air Quality)

    Evidence of mold and/or mildew; especially in such areas as 
bathrooms and air outlets.

[[Page 26211]]

Propane/Natural Gas/Methane Gas Detected (Air Quality)

    Strong propane, natural gas, and/or methane gas odors detected 
that could pose risk of explosion/fire or health risk if inhaled.

Sewer Odor Detected (Air Quality)

    Sewer odors detected that could pose risk if inhaled for 
prolonged periods.

Exposed Wires/Open Panels (Electrical Hazards)

    Exposed bare wires or openings in electrical panels.

Water Leaks On or Near Electrical Equipment (Electrical Hazards)

    Water is observed leaking, puddling, or ponding on or 
immediately near any electrical apparatus. Poses risk of fire, 
electrocution, or explosion.

Tripping (Elevator)

    Elevator is misaligned (doesn't level properly) by more than \3/
4\'' with the floor. Presents tripping hazard during ingress/egress.

Emergency/Fire Exits Blocked/Unusable (Emergency/Fire Exits)

    The exit is not useable or ingress/egress is limited due to 
conditions such as debris, storage, door or window nailed shut, 
broken lock or chained panic hardware.

Missing Exit Signs (Emergency/Fire Exit)

    Exit signs must be present and clearly identify all emergency 
exits. Illumination in area of sign must be provided.

Improperly Stored (Flammable Materials)

    Improperly stored flammable materials. Potential risk of fire/
explosion is identified by the location or manner in which the 
substance is stored.

Indoors (Garbage and Debris)

    An accumulation of garbage that visibly exceeds planned storage 
capacity or is located in an area not sanctioned for staging or 
storing garbage or debris.

    Note: Please review for fire hazard effects.

    This does not include garbage and debris improperly stored 
outside. See Garbage and Debris--Outdoors for this deficiency.

Outdoors (Garbage and Debris)

    An accumulation of garbage that visibly exceeds planned storage 
capacity or is located in an area not sanctioned for staging or 
storing garbage or debris.

    Note: this does not include garbage improperly stored indoors. 
See Garbage and Debris--Indoors for this deficiency.

Sharp Edges (Hazards)

    Any physical defect that poses the risk of cutting or breaking 
human skin or other bodily harm, generally in commonly used or 
traveled areas.

Tripping (Hazards)

    Any physical defect that poses a tripping risk, generally in 
walkways or other traveled areas.

    Note: This does not include tripping hazards from elevators that 
do not level properly. See Elevator--Tripping under Health & Safety 
for these occurrences.

Other (Hazards)

    Other general defects or hazards that pose risk of bodily 
injury. (Must be specified by the inspector.)

    Note: This would include items not specifically defined 
elsewhere but pose a risk.

Insects (Infestation)

    Infestation of insects including, but not limited to, roaches or 
ants are observed throughout the unit or room especially in food 
preparation and storage areas.

    Note: This does not include infestation from rats/mice. See 
Infestation--Rats/Mice/Vermin under Health & Safety for these 
occurrences.

Rats/Mice/Vermin (Infestation)

    The presence of rats or mice is indicated by sightings, rat or 
mouse holes, or droppings.

    Note: This does not include infestation from insects. See 
Infestation--Insects under Health & Safety for these occurrences.

Appendix 3--Physical Inspection Summary Report

    The Inspection Summary Report is designed to achieve two 
objectives:
    1. Provide the Public Housing Agency or owner and/or owner agent 
(POA) with the background information i.e. addresses, phone numbers, 
building names, etc., collected during inspection of a given 
property so that any relevant discrepancies can be identified and 
resolved.
    2. Inform the POA of the physical condition of their property 
captured during a REAC inspection.
    The items described below introduce the information provided in 
the Inspection Summary Report and are intended to meet the 
objectives illustrated above.
    Inspection Number: The inspection number is unique for each 
inspection conducted by REAC. Each time a property is inspected by 
REAC, a new inspection number is utilized. These unique numbers may 
be used to communicate with REAC on any matter concerning a 
particular inspection.
    Property Information: Information related to a property is 
provided:

Property identification number (in parentheses)--a unique number in 
HUD databases
Property name
Status as a scattered site (Yes/No)
Relevant addresses, phone numbers, fax numbers, and e-mail addresses 
for property
    Each of these should be checked carefully for accuracy. Any 
discrepancies should be reported to your contact in the HUD office 
having jurisdiction over your property.
    Building Unit Count: The total number of buildings and units on 
the property are given, along with the number of buildings and units 
actually inspected by REAC
    Scores: An overall numerical score is given as a value from zero 
to 100. Separate numerical scores are also given for each of five 
areas:

Site
Building exterior
Building systems
Common areas
Units
    The five area scores range from zero to the maximum number of 
points possible for each area. The possible points for a given area 
are determined for a specific property based on the inspectable 
items actually present in each area. The sum of the area points 
identifies what the overall score would be if there were no health & 
safety (H&S) deficiencies. The overall numerical score is then 
calculated by subtracting the sum of deductions for H&S deficiencies 
from the sum of the individual ``area points.'' Examples of overall 
scores are: 95c; 67b*; 84a*; 100b; 78a; and 43c*. The asterisk 
indicates that H&S deficiencies were found with respect to smoke 
detectors. The lower-case letter indicates whether or not other 
kinds of H&S deficiencies were observed, as follows:
    The letter ``a'' is given if no health and safety deficiencies 
were observed other than for smoke detectors.
    The lower-case letter ``b'' is given if one or more non-life 
threatening H&S deficiencies, but no exigent/fire safety H&S 
deficiencies were observed other than for smoke detectors.
    The lower-case letter ``c'' is given if there were one or more 
exigent/fire safety (calling for immediate attention or remedy) H&S 
deficiencies observed.
    Although all H&S deficiencies other than smoke detector problems 
affect the scores with appropriate deductions, the letters grades 
are added to highlight the serious nature of H&S deficiencies, all 
of which need to be addressed by the POA.
    Health and Safety Counts: In addition to the counts of actual 
H&S deficiencies observed in the inspected buildings and units, the 
estimated number of H&S deficiencies that would have been found had 
all buildings and units been inspected is also given. This projected 
count gives a sense of the total H&S problem for the inspected 
property. The projection is calculated by dividing the counts 
actually observed in buildings or units by the proportion of 
buildings or units inspected. These projected counts for buildings 
and units are added to the actual counts for site to determine the 
total projection. The percent of buildings and units inspected is 
additionally given to show the basis for the calculations.
    Participants/Buildings/Units: Information provided includes:
    Relevant addresses, phone numbers, fax numbers, and e-mail 
addresses for participants;
    Name, year built, number of units and address for each building 
on the property. Note: All buildings on the property should be 
listed.
    As before, each of these should be checked carefully for 
accuracy and any discrepancies should be reported to your contact in 
the HUD office having jurisdiction over your property.
    Inspectable Items: This portion of the report details all 
deficiencies found in the inspection. The main headings in the first 
column refer to the inspectable area--site, building exterior, 
building systems, common areas, unit, or health & safety, where the 
deficiency was observed. The entries are

[[Page 26212]]

``inspectable items'' within which the deficiencies were found. Some 
items may not be present for a given property. In such cases, 
appropriate adjustments are made in the area weights used to obtain 
the overall score. Items present, but with no deficiencies found, 
are not listed. The potential inspectable items are:
    Site: fencing & retaining walls, grounds, lighting, mail boxes/
project signs, market appeal, parking lots/driveways, play areas & 
equipment, refuse disposal, roads, storm drainage, and walkways
    Building Exterior: doors, fire escapes, foundations, lighting, 
roofs, walls, and windows
    Building Systems: domestic water, electrical system, elevators, 
emergency power, fire protection, heating/ventilation/air 
conditioning, and sanitary system
    Common Areas: basement/garage/carport, closet/utility/
mechanical, community room, day care, halls/corridors/stairs, 
kitchen, laundry room, lobby, office, other community spaces, patio/
porch/balcony, pools & related structures, restrooms, storage, and 
trash collection areas
    Unit: bathroom, call-for-aid, ceiling, doors, electrical system, 
floors, heating/ventilation/air conditioning, hot water heater, 
kitchen, lighting, outlets/switches, patio/porch/balcony, stairs, 
walls, and windows
    Health & Safety: emergency/fire exits, electrical hazards, 
flammable materials, garbage and debris, infestation, handrails, air 
quality, hazards, and elevator
    NO/OD: The inspection protocol requires the inspector to check 
for the existence of certificates for certain items such as lead-
based paint, elevators, etc. If all of the required certificates are 
verified by the inspector, the report will not include any 
certificate information. If any appropriate certificates are not 
present, the first inspectable item listed will be ``certificates'' 
and the designation ``NO'' will be listed for each unavailable 
certificate.
    OD in this column refers to ``observed deficiency'' for the 
given item.
    Observation: The column lists the specific deficiencies observed 
within a given inspectable item. Each deficiency has a definition, 
which specifies what must be observed for that deficiency to be 
recorded. Also noted in this column are observations about Health & 
Safety items. These are:

(LT)--Exigent/Fire Safety (calling for immediate attention or 
remedy)
(NLT)--Not Life Threatening
(SD)--Smoke Detector
    Definitions for all deficiencies are given in the physical 
inspection section at REAC's web site on the Internet (www.hud.gov/
reac/reaphyin.html).
    Severity: Deficiencies differ by ``severity.'' The definitions 
specify what must be recorded for a given deficiency under one of 
three possible severity levels--minor, major and severe. The 
severity level is given on the report to indicate which part of the 
definition actually applies for the specific deficiency observed. 
Severity levels are defined within a given deficiency and do not 
necessarily indicate which deficiencies are the worst. For more 
serious deficiencies, a major severity level may be more of a 
problem and may reduce the overall score more than less serious 
deficiencies with a severity level of ``severe.''
    Location/Comments: Comments are required for all ``severe'' 
deficiencies.

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[FR Doc. 99-11912 Filed 5-12-99; 8:45 am]
BILLING CODE 4210-32-C