[Federal Register Volume 66, Number 227 (Monday, November 26, 2001)]
[Notices]
[Pages 59084-59124]
From the Federal Register Online via the Government Publishing Office [www.gpo.gov]
[FR Doc No: 01-29266]



[[Page 59083]]

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Part IV





Department of Housing and Urban Development





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Public Housing Assessment System Physical Condition Scoring Process 
Interim Scoring, Corrections and Republication; Notice

  Federal Register / Vol. 66, No. 227 / Monday, November 26, 2001 / 
Notices  

[[Page 59084]]


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DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT

[Docket No. FR-4710-N-02]


Public Housing Assessment System Physical Condition Scoring 
Process Interim Scoring, Corrections and Republication

AGENCY: Office of the Assistant Secretary of Public and Indian Housing, 
HUD.

ACTION: Notice.

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SUMMARY: This notice provides additional information to public housing 
agencies (PHAs) about the interim scoring methodology for scoring PHAs 
under the Physical Condition Indicator of the Public Housing Assessment 
System (PHAS). This interim scoring is effective for PHAs with fiscal 
years ending September 30, 2001, December 31, 2001, March 31, 2002, 
June 30, 2002, and September 30, 2002. After the interim period, the 
Department will determine a PHA's PHAS Physical Condition Indicator 
score in accordance with the scoring process of this notice, excluding 
the modification in the calculation of the area weights for the five 
inspectable areas.
    By notice published June 28, 2000, the Department updated the 
Physical Condition Scoring Process notice that was published on June 
23, 1999. The June 28, 2000, notice took into consideration public 
comments received on the June 23, 1999, notice and reflected changes 
made to the PHAS final rule published on January 11, 2000, and 
corrections to that final rule published on June 6, 2000.
    This document also corrects printing errors that occurred in a 
portion of Appendix 1 in the June 28, 2000, notice; and includes the 
revised Dictionary of Deficiency Definitions as Appendix 2.
    The changes made to this notice are discussed in the Supplementary 
Information section of this notice.

DATES: Comments Due Date: December 26, 2001.

FOR FURTHER INFORMATION CONTACT: For further information contact the 
Real Estate Assessment Center (REAC), Attention: Wanda Funk, U.S. 
Department of Housing and Urban Development, 1280 Maryland Avenue, SW., 
Suite 800, Washington, DC 20024: telephone REAC's Customer Service 
Center at (888) 245-4860 (this is a toll free number) or contact the 
Office of Public and Indian Housing, Attention: Judy Wojciechowski, 
U.S. Department of Housing and Urban Development, 1280 Maryland Avenue, 
SW., Suite 800, Washington, DC 20024: telephone (202) 708-4932 
extension 3464. Persons with hearing or speech impairments may access 
this number via TTY by calling the Federal Information Relay Service at 
(800) 877-8339. Additional information is available from the REAC Web 
site at 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 decent, safe, sanitary and in good repair, 
using HUD's Uniform Physical Condition Standards (UPCS) for the 
assessment. The physical condition assessment under the PHAS utilizes 
uniform physical inspection procedures to determine compliance with the 
UPCS and is an important indicator of the 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 information provided in this notice was originally published on 
May 13, 1999 (64 FR 26166), and republished on June 23, 1999 (64 FR 
33650). HUD solicited public comment on both the May 13, 1999, and June 
23, 1999, notices. This Physical Condition Scoring Process notice, is 
published in this edition of the Federal Register, has been revised 
from the June 23, 1999, notice, to reflect the public comments received 
on the previous notices and to reflect the changes made to the PHAS 
regulations by final rule published on January 11, 2000 (65 FR 1712).
    This notice is different from the June 28, 2000 notice in the 
following respects: (1) It modifies the normalized area weights so that 
a property's physical inspection score is derived from Dwelling Unites 
and Building Systems only; (2) it prescribes the frequency of 
inspections based on a PHA's most recent PHAS Physical Condition 
Indicator score; (3) it describes how the scoring methodology reflects 
that not all buildings are inspected and includes in building weights 
the building selection probabilities; and (4) it includes the revised 
Dictionary of Deficiency Definitions as Appendix 2. During the interim 
period, the numerical scoring of each inspection will change but the 
inspection process and protocol will remain the same. The inspector 
will follow the same inspection methodology, i.e., recording 
information and observable deficiencies in the five inspectable areas: 
Site, Building Exterior, Building Systems, Common Areas, and Dwelling 
Units. The inspector also will record and report all health and safety 
deficiencies in each of the five inspectable areas. However, the 
inspection score for each property will be based only on the 
information reported by the inspector for two inspectable areas, 
Building Systems and Dwelling Units, after redistribution of the area 
weights for the three non-included areas.
    The area weights for the three non-scored inspectable areas will be 
redistributed proportionally to the two inspectable areas that will be 
scored. Each property inspection score will continue to be based on a 
100 point scale. As a result, the nominal weights of the two 
inspectable areas that will be scored will change. See Item 9, below.
    The overall PHAS Indicator #1 score will determine the frequency of 
inspections of a PHA's portfolio. For PHAs whose PHAS Indicator #1 
score is 24 or higher based on the 30 point score, physical inspections 
will be conducted every two years (subject to any changes made in 
further revisions to the rule or scoring notices). For PHAs whose PHAS 
Indicator #1 score is less than 24 based on the 30 point score, 
physical inspections will be conducted annually.
    The ``baseline'' PHAS Indicator #1 score that determines the 
frequency of inspections is as follows:
    (1) For PHAs having a fiscal year end (FYE) of September 30, the 
PHAS Indicator #1 score from the September 30, 2000, physical 
inspection(s) will be used;
    (2) For PHAs having a FYE of December 31, the PHAS Indicator #1 
score from December 31, 1999 will be used; if the PHA was inspected for 
the December 31, 2000, cycle, the December 31, 2000, score will be 
used;
    (3) For PHAs having a FYE of March 31, the PHAS Indicator #1 score 
form March 31, 2000 will be used; if the PHA was inspected for the 
March 31, 20001, cycle, the March 31, 2001, score will be used; and
    (4) For PHAs having a FYE of June 30, the PHAS Indicator #1 score 
from June 30, 2000, will be used; if the PHA was inspected for the June 
30, 2001, cycle, the June 30, 2001, score will be used.
    Physical inspections will be conducted in accordance with the above 
assessment cycle commenting with PHAs having a FYE of September 30, 
2001. The application for adjustment to PHAS Indicator #1 for physical 
condition and/or neighborhood environment will be considered in the

[[Page 59085]]

year the PHA receives a physical inspection.
    Notwithstanding the foregoing, any PHA that is not required to have 
an inspection based on its ``baseline'' score, may request that HUD 
perform a PHAS Indicator #1 inspection. The Office of Public and Indian 
Housing must receive requests for an inspection no later than 60 days 
prior to the PHA's FYE with the exception of requests for an inspection 
from PHAs with a FYE of September 30, 2001, and December 31, 2001, 
which must be received no later than December 31, 2001. All PHAs which 
request a new PHAS Indicator #1 inspection are bound by that score, and 
this score will be used to determine the PHA's next time of inspection.

The PHAS/REAC Physical Inspection

    The PHAS physical inspection, performed by HUD's Real Estate 
Assessment Center (REAC), generates comprehensive results, such as:
     Physical inspection 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 conditions scoring process:
    Score means a number between 0 and 100 that reflects the physical 
condition of a property, inspectable area, dwelling unit, 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 Exterior
     Building System
     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 varies for each area. Weights are assigned to each 
item to reflect relative importance, as shown in Appendix 1 (Item 
Weights and Criticality Levels).
    Deficiencies refer to specific problems 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 more 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 level                           Value
------------------------------------------------------------------------
3............................................................       1.00
2............................................................       0.50
1............................................................       0.25
------------------------------------------------------------------------

    Appendix I 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 based on 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 attached hereto as 
Appendix 2. The dictionary is also available from REAC's Internet site 
at http://www.hud.gov/reac.
    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, 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 dwelling unit or sub-area scores to 
be negative. If a sub-area, such as the building systems 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 Exterior and 
Building 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 the items present to be 
inspected, weights to calculate area and property scores are adjusted 
depending on how many items are to be inspected.

4. Deficiency Definitions

    During a physical inspection of a property, the inspector looks for 
deficiencies identified in the UPCS inspection software 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

[[Page 59086]]

severity levels is also assigned based on the observed condition.
    The ``Dictionary of Deficiency Definitions,'' defines the three 
levels of severity: level 1, level 2, and level 3.

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. Note that these designations only apply for severity 
level 3.
    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 
all PHAs an inspection report of the H&S deficiencies recorded by an 
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 at 
least one smoke detector deficiency, but is otherwise in excellent 
condition;
     A score of 55a means that the property is in poor 
condition, even though there are not 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 a 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. Points are also 
deducted for H&S deficiencies. (Sub-area scores may not be less than 
zero.)

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;
     Weights for inspectable items within areas;
     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. Nominal Area Weights

    A property's overall physical condition score is a weighted average 
of area scores. For the interim assessment, a property's score will be 
derived from the Dwelling Units and Building Systems scores only. As a 
result, the three other area weights must be redistributed to these two 
areas so that a property's score is still based on a 100 point scale. 
Accordingly, approximate area weights for the area scores (i.e., 
Dwelling Units and Building Systems) have been modified as illustrated 
below when Site, Building Exterior, and Common Areas have their nominal 
area weight set to zero.

------------------------------------------------------------------------
                                                  June 28,     Interim
                                                    2000        notice
                                                  scoring   ------------
                     Area                          notice
                                               -------------    Weight
                                                   Weight     (percent)
                                                 (percent)
------------------------------------------------------------------------
Site..........................................           15            0
Buildiing Exterior............................           15            0
Buildings Systems.............................           20           36
Common Areas..................................           15            0
Dwelling Units................................           35           64
------------------------------------------------------------------------

    These weights are assigned if all inspectable items are present for 
each area and for each building and unit. All of the inspectable items 
may not be present in every inspectable area. When items are missing in 
an area, the area weights are modified in reflect the missing items so 
they once again add to 100%. This is illustrated in Item 14, Example 3, 
below, where some inspectable items are missing in an inspectable area.

10. Dwelling Units and Building Systems Sub-Area Scores

    For the interim assessment, property scores will be derived from 
area scores from Dwelling Units and Building Systems only. The area 
weights for Site, Building Exterior, and Common Areas will be set to 
zero and their respective points redistributed. The area scores will be 
derived from weighted averages of ``sub-area'' scores, which are the 
Dwelling Units and Building Systems scores calculated for individual 
dwelling units and buildings. These are the steps to arrive at sub-area 
scores for a dwelling unit or building:
    Step 1: Calculate an ``initial proportionate score''--the 
difference between the possible points for a building 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 dwelling 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

[[Page 59087]]

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, not including the H&S items.

11. Area Scores

    Within each area involving either multiple buildings or units, the 
area score is 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.
    Building Systems: The area score for Building Systems is the 
weighted average of sub-area scores. The weights are the product of the 
total weights for items, ignoring the H&S item, inspected for each 
building's building systems times the total number of units for each 
building. (Note: the total number of units is all units, and not just 
units inspected.) For most properties, all buildings are inspected. For 
properties for which buildings are sampled, each sampled building's 
weight is multiplied by its ``sampling weight,'' which is the 
reciprocal of the probability of selection. When computing area scores 
for Building Exterior or Building Systems, a number of adjustments are 
made for common buildings without units. When computing the area scores 
for Building Systems, there may be special considerations when there 
are common buildings. (The term common building refers to any 
inspectable building that contains no dwelling units.) All common 
buildings are inspected. In those cases where a sample is taken of 
buildings with units, the effect of common buildings on the Building 
Systems score should be reduced. This reduction is accomplished by 
multiplying the weights for common buildings by the number of units in 
inspected buildings, divided by the total number of units in the 
property. Also for weighting purposes, a common building is assigned 
the average number of units in all buildings, including all common 
buildings and all buildings with units, whether inspected or not. 
Finally, to adjust for differences in size between common buildings, a 
common building's weight is multiplied by the total weight of items 
present to be inspected for the building's common areas.

12. Overall Property Score

    To calculate the overall property score, the normalized area 
weights are applied to the area scores. For the interim assessment, the 
property score will be derived from the Dwelling Units and Building 
Systems area scores only since the area weights for Site, Building 
Exterior, and Common Areas have been set to zero and the points 
redistributed.

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. The 
following items are set forth on each Physical Inspection Report:
     Normalized weights, listed as the ``Possible Points,'' by 
inspectable area;
     The scores for each inspectable area, listed as ``Area 
Points,'' taking into account the points deducted for observed 
deficiencies;
     The deductions for H&S, listed as ``H&S Deductions,'' 
associated with each inspectable area; 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

    The physical inspection scoring is deficiency based; all properties 
start with 100 points. Each deficiency observed reduces the score by an 
amount dependent on the importance and severity of the deficiency, the 
number of buildings and units inspected, the inspectable items actually 
present to be inspected and the relative weights between inspectable 
items and between inspectable areas.
    To illustrate how physical condition scores are calculated, three 
examples are provided below. These examples go through a number of 
interim stages in calculating the score, illustrating how sub-area 
scores are calculated and then rolled up into area scores, and how area 
scores are combined to calculate the overall property score. One 
particular deficiency, a leak in a boiler pump, is carried through the 
examples with the end result of causing a loss of one and one-half 
points. As will be seen, the deduction starts out as a percent of the 
sub-area and then the area score is considerably decreased in the final 
overall property score since it is averaged across other sub-areas 
(Building Systems in the example) and then averaged across the five 
areas. Although interim results in the examples are rounded, only the 
final results are rounded for actual calculations.
    Following this section, another example is given specifically for 
public housing properties to show how property scores are rolled up 
into the PHAS Indicator #1 score for the PHA as a whole.

    Example #1: This example illustrates how the score for a 
building system 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 
elevator, an item with a normal weight of 5%, then the total item 
weight for the remaining non-H&S items would be 95%, which is then 
the base (95.0 points) from which deductions are made to create the 
``initial proportionate score'' as described, above, under Sub-Area 
Scores.
    #1b. Assume a small leak was observed in one of the 
recirculating pumps associated with the building's boiler system. 
This is the deficiency mentioned, above, which will reduce the 
overall property score by one and one-half points. The criticality 
level for this deficiency is provided in Appendix 1 as a ``4'', 
which has a value of 3.0 as given, above, under Definitions. If, 
based on the Dictionary of Deficiency Definitions, it is determined 
that the small leak is a level 1 deficiency, then the amount of 
points deducted is the item weight (15.5) times the criticality 
value (3), times the severity value (0.25), which equals 11.6 points 
for this interim state of assessment. As noted above, however, this 
deduction is actually only one and one-half points after completing 
calculation of the sub-area score for this building system, and then 
averaging over other building systems and the five areas. These 
changes in deductions through the interim stages will be noted after 
each stage of calculation.
    #1c. If this is the only deficiency observed, then the initial 
proportionate score for this sub-area would be 95.0-11.6 or 83.4 
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 (0.95), which would create the final score of (83.4)/(0.95) 
= 87.8.

    Note:
    Although ultimately just one and one-half points is deducted 
from the overall property score, during the interim assessment, the 
11.6 point deductions for the small boiler pump leak becomes a 
(11.6)/(0.95) = 12.2 point deduction in this building's system sub-
area score.

    Example #2: This example illustrates how the score for an area 
is calculated based on the following features:
    #2a. Consider a property with two buildings with the following 
characteristics:

[[Page 59088]]

     Since both buildings were inspected, their probability 
of selection is both 1.00.
     Building #1 (from Example #1, above):

--10 units
--95.0% of the weight for the items that were present in Building 
Systems
--Sampling weight is 1.00
--Building Systems score is 87.8 points
     Building #2:
--20 units
--100% of the weight for the items that were present in Building 
Systems
--Sampling weight is 1.00
--Building Systems score is 69.1 points

     The average percent of weight of items present is ((10 
units  x  95%) + (20 units  x  100%))/30 = 98%
    #2b. The Building Systems score for the building system area is 
the weighted average of the individual scores. Each Building Systems 
score is weighted by the following: the number of units, the percent 
of the weight for items present in the Building Systems, and the 
sampling weight.
    #2c. The scores for buildings #1 and #2, above, are calculated 
using the following formula: Building Systems score = sum of 
[(building score) times (building weight divided by the sum of 
building weights)]
     Building #1 weight: [(10 units)  x  (95% weight)  x  
1.00] = 9.5
     Building #2 weight: [(20 units)  x  (100% weight)  x  
1.00] = 20
     Total weight = 9.5 + 20, or 29.5
     Building Systems score

    = (87.8 points)  x  (9.5/29.5)
    + (69.1 points)  x  (20/29.5)
    = 28.3 + 46.8
    = 75.1

    Note: The interim 12.2 point sub-area deduction for the small 
boiler pump leak in the sub-area score is a (12.2)  x  (9.5/29.5) = 
3.9 point deduction in the building system area score. The next 
stage reduces the deduction to one and one-half property points.

    Example #3: This example illustrates how the score for a 
property is calculated based on the following:
    #3a. Consider a property with the following characteristics:
     Building Systems (from Example #2 above):

--Score: 75.1 points
--98% of weight of items present
--Nominal weight: 36%
     Dwelling Units:
--Score: 80 points
--85% of weight of items present
--Nominal weight: 64%

    #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:

Building Systems...............................   36  x  98%   =    35.3
Dwelling Units.................................   64  x  85%   =    54.4
                                                                  ------
    Total......................................  ...........   =    89.7
 

    #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):

Building Systems...................        (35.3/89.7) x 100   =    39.4
Dwelling Units.....................        (54.4/89.7) x 100   =    60.6
 

    #3d. Multiply the new ``normalized'' weights by the area scores, 
above, divide by 100, and add the results:

Building Systems..................      39.4  x  75.1 / 100   =     29.6
Dwelling Units....................        60.6  x  80 / 100   =     48.5
                                                                 -------
    Total Property Score..........  .......................   =     78.1
 


    Note: The deduction from the Building Systems score caused by 
the small boiler pump leak in Building #1 then becomes a final 
deduction of (39.4)  x  (3.9/100) = 1.5 points in the overall 
property score. The final rounded property score would be 78 points.

15. Computing the PHAS Physical Condition Indicator Score

    The PHAS Indicator #1 score for a PHA is the weighted average of 
the PHA's individual properties' physical inspection scores adjusted 
for physical condition and neighborhood environment, where the weights 
are the number of units in each property divided by the total number of 
units in all properties for the PHA.

    Example: Property 1 has a score of 78 and has 30 units; Property 
2 has a score of 85 and has 200 units. The score is computed as 
follows:

Score
    = [78  x  30/(30 + 200)] + [85  x  200/(30 + 200)]
    = 10.2 + 73.9
    = 84.1

    The PHAS Indicator #1 score is then calculated by multiplying by 
0.30 to obtain a score based on 30 points. For this example, the 
resulting score would be 25.2 points.

16. Examples of Sampling Weights for Buildings

    The determination of which buildings will be inspected is a two-
phase process. In phase 1 of the process, all buildings that contain 
the sampled dwelling units that will be inspected are included in the 
sampled buildings that will be inspected. (Dwelling units are sampled 
with equal probabilities at random from all buildings.) When all 
buildings on a property are not selected in the building sample through 
phase 1, phase 2 is used to increase the size of the building sample. 
In phase 2, the additional buildings that are to be included in the 
sample are selected with equal probabilities so that the total building 
sample size is the lesser of either (1) the dwelling unit sample size, 
or (2) the number of all buildings.
    To illustrate the process for sampling buildings, two examples are 
provided below:

    Example #1: This example illustrates a property with two 
buildings for which both buildings are sampled with certainty.
    Building 1 has ten dwelling units and building 2 has 20 dwelling 
units, for a total of 30 dwelling units. The target dwelling unit 
sample size for a property with 30 dwelling units is 15. Thus, the 
sampling ratio for this property is 30/15 = 2, which means every 
second dwelling unit will be selected. The number of residential 
buildings to be inspected is the minimum of 15 and 2; thus, two 
residential buildings are to be inspected. Since both buildings have 
at least 2 dwelling units, both buildings were selected in phase 1 
of sampling, phase 2 is not invoked. Both buildings will then have a 
selection probability of 1.000 and a sampling weight of 1.00.
    Example #2: This example illustrates a property with some 
buildings selected in phase 1, others selected in phase 2, and some 
buildings that are not selected at all.
    The property is comprised of 22 residential buildings. Two 
buildings each have ten dwelling units and 20 buildings are single-
family dwelling units. The property has 40 dwelling units (2  x  10 
+ 20). The target sample size for a property with 40 dwelling units 
is 16; the sampling ratio is 40/16 = 2.5. Pursuant to protocol 16 
residential buildings will be inspected for this property.
    In phase 1 of sampling, the two buildings with 10 dwelling units 
are selected with certainty since they each have more than 2.5 
dwelling units. Each of the single-family buildings has a 1/2.5 = 
0.40 probability of phase 1 selection.
    Assume that both large buildings and eight of the single-family 
buildings (ten buildings in all) were selected in phase 1. This 
leaves 12 single-family buildings available for selection in phase 
2. Since 16 residential buildings are inspected, the sample of ten 
buildings selected in phase 1 falls six buildings short of a full 
sample and six buildings will be selected in phase 2. Since phase 2 
sampling will select six of the 12 previously unselected buildings, 
each building not selected in phase 1 will have a 6 in 12 (0.50) 
probability of selection in phase 2.
    The probability of selection for the two large buildings is: 
Sampling probability = 1.00 = (1.00 - 1.00)  x  0.50 = 1.00. The 
sampling weights for these buildings are 1.
    The single-family buildings each have a sampling probability 
calculated as follows:
    Sampling probability = 0.40 + (1.00 - 0.40)  x  0.50) = 0.70. 
The sampling weight of selected single-family buildings is 1/0.70 = 
1.43.

17. Accessibility Questions

    The physical inspection will include determining if: (1) There is a 
wheelchair accessible route to and from the main ground floor entrance 
of the buildings inspected; (2) the main entrance for every building 
inspected is at least 324'' wide, measured between the door and the 
opposite door jamb; (3) there is an accessible route to all exterior 
common areas; and (4) the interior hallways to all inspected units and 
common areas are at least 36'' wide for multistory buildings that are 
inspected. This item is not scored.


[[Page 59089]]


    Dated: November 19, 2001.
Michael Liu,
Assistant Secretary for Public and Indian Housing.
BILLING CODE 4210-33-P

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BILLING CODE 4210-33-C

Appendix 2--Dictionary of Deficiency Definitions

Site Inspectable Items

    Items to inspect for ``Site'' are as follows:
     Fencing and Gates
     Grounds
     Mailboxes/Project Signs
     Market Appeal
     Parking Lots/Driveways/Roads
     Play Areas and Equipment
     Refuse Disposal
     Retaining Walls
     Storm Drainage
     Walkways/Steps

Fencing and Gates (Site)

    Fence: A structure functioning as a boundary or barrier. An 
upright structure serving to enclose, divide or protect an area.
    Gate: A structured opening in a fence for entrance or exit.

    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/Falling/Leaning
    Holes
    Missing Sections

Damaged/Falling/Leaning (Fencing and Gates)

    Deficiency: A fence or gate is rusted, deteriorated, or uprooted 
which may threaten security, health, or safety.

    Note: Gates for swimming pools fences are covered in another 
section, ``Common Areas--Pools and Related Structures''.

    Level of Deficiency: Deficiencies in exterior fences, security 
fences, and gates are a higher level than interior fences and gates.

    Level 1: N/A
    Level 2: An interior fence or gate is so damaged that it does 
not function as it should.
      -OR-
    An exterior fence, security fence, or gate shows signs of 
deterioration, but still functions as it should, and it presents no 
risk to security or safety.
    Level 3: An exterior fence, security fence, or gate is no longer 
there.
      -OR-
    An exterior fence, security fence, or gate is damaged and does 
not function as it should or could threaten safety or security.

Holes (Fencing and Gates)

    Deficiency: These is an opening or penetration in any fence or 
gate designed to keep intruders out or children in. Look for holes 
that could allow animals to enter or could threaten the safety of 
children.

    Note: If the fence or gate is not designed to keep intruders out 
or children in--such as a rail fence--do not evaluate it for holes.

    Level of Deficiency:

    Level 1: The hole is smaller than 6 inches by 6 inches.
    Level 2: N/A
    Level 3: The hole is larger than 6 inches by 6 inches.

Missing Sections (Fencing and Gates)

    Deficiency: A section of a fence or gate has been destroyed or 
removed, and the structure no longer prevents entry or exit.
    Level of Deficiency: Deficiencies in exterior fences, security 
fences, and gates are a higher level than interior fences and gates.

    Level 1: An interior fence is missing a section.
    Level 2: N/A
    Level 3: An exterior fence, security fence, or gate is missing a 
section, which could threaten safety or security.

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/Rutting Areas
    Overgrown/Penetrating Vegetation
    Ponding/Site Drainage

Erosion/Rutting Areas (Grounds)

    Deficiency: Natural processing--weathering, erosion, or 
gravity--or man-made processes have caused either of these 
conditions:

--collection or removal of surface material
        -OR-
--sunken tracks, ruts, groves, or depressions

    Note: This does not include erosion/rutting from a defined storm 
drainage system or in a play area. These are covered in these 
sections: ``Site--Storm Drainage'' and ``Site--Play Areas and 
Equipment''.

    Level of Deficiency:

    Level 1: N/A
    Level 2: Erosion has caused surface material to collect, leading 
to a degraded surface that would likely cause water to pool in a 
confined area--especially next to structures, paved areas, or 
walkways.
        -OR-
    A rut/grove is 6-8 inches wide and 3-5 inches deep.
    Level 3: Runoff has extensively displaced soil, which has caused 
visible damage or the potential failure of adjoining structures or 
systems--pipes, pavements, foundations, building, etc.
        -OR-
    Advanced erosion threatens the safety of pedestrians or makes an 
area of the grounds unusable.
        -OR-
    These is a rut larger than 8 inches wide by 5 inches deep.

Overgrown/Penetrating Vegetation (Grounds)

    Deficiency: Plant life has spread to unacceptable areas, 
unintended surfaces, or has grown in areas where it was not intended 
to grow.
    Level of Deficiency:

    Level 1: N/A
    Level 2: Vegetation is extensive and dense; it is difficult to 
see broken glass, holes, and other hazards.
        -OR-
    Vegetation contacts or penetrates an unintended surface--
buildings, gutters, fences/walls, roofs, HVAC units, etc.--but you 
see no visible damage.
        -OR-
    Extensive, dense vegetation obstructs the intended path of 
walkways or roads, but the path is still passable.

[[Page 59103]]

    Level 3: Plants have visibly damaged a component, area, or 
system of the property or have made them unusable/impassable.

Ponding/Site Drainage (Grounds)

    Deficiency: Water or ice has collected in a depression or on 
ground where ponding was not intended.

    Note:   
    1. This does not include detention/retentionbasins or ponding on 
paved area; such as parking lots:


--Detention/retentionbasins are covered in ``Site--Storm Drainage''.
--Ponding on paved areas is covered in ``Parking Lots/Driveways/
Roads''.

    2. If there has been measurable precipitation (\1/10\ inch or 
more) during the previous 48 hours, consider the impact on the 
extent of the ponding. Determine that ponding has occurred only when 
there is clear evidence of a persistent or long-standing problem.
    Level of Deficiency:

Level 1: N/A
Level 2: An accumulation of water (3-5 inches deep) affects the use 
of a section of the grounds, but the grounds are generally usable.
    Level 3: There is an accumulation of more than 5 inches deep.
        -OR-
    Accumulation has made a large section of the grounds--more than 
20%--unusable for its intended purpose. (For example, ponding has 
made a recreational field unusable.)

Mailboxes/ProjectSigns (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 deficiences:
    Mailbox Missing/Damaged
    Signs Damaged

Mailbox Missing/Damaged (Mailboxes/ProjectSigns)

    Deficiency: The U.S. Postal Service resident/unit mailbox is 
either missing or so damaged that it does not function properly.

    Note:   
    Do not inspect commercial deposit boxes--FedEx, UPS, etc.--or 
U.S. Postal Service ``blue boxes''.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The U.S. Postal Service resident/unitmailbox cannot be 
locked.
        --OR--
    The U.S. Postal Service resident/unitmailbox is missing.

Signs Damaged (Mailboxes/ProjectSigns)

    Deficiency: The project sign is not legible or readable because 
of deterioration or damage.
    Level of Deficiency:

    Level 1: The sign is damaged, vandalized, or deteriorated, and 
cannot be read from a reasonable distance (for example, 20 feet).
    Level 2: N/A
    Level 3: N/A

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 deficiences:
    Graffiti
    Litter

Graffiti (Market Appeal)

    Deficiency: You see crude inscriptions or drawings scratched, 
painted, or sprayed on a building surface, retaining wall, or fence 
that the public can see from 30 feet away.

    Note: There is a difference between art forms and graffiti. Do 
not consider full wall murals and other art forms as graffiti.

    Level of Deficiency:

    Level 1: You see graffiti in one place.
    Level 2: You see graffiti in 2-5 places.
    Level 3: You see graffiti in 6 or more places.

Litter (Market Appeal)

    Deficiency: There is a disorderly accumulation of objects on the 
property--especially carelessly discarded trash.

    Note: Judge litter as you would judge the condition of a city 
park in America. Do not include these as litter.

--litter left behind in the path of a recent garbage collection
--litter that maintenance personnel are collecting and removing 
during your inspection
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see a excessive litter on the property.
    Level 3: N/A

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
    Ponding
    Potholes/Loose Material
    Settlement/Heaving

Cracks (Parking Lots/Driveways/Roads)

    Deficiency: There are visible faults in the pavement: 
longitudinal, lateral, alligator, etc.

    Note:   
    1. Do not include cracks on walkways/steps. For this to be a 
level 2 deficiency, 5% of the parking lots must be impacted--50 out 
of 1,000 square feet, for example.
    2. Relief joints are there by design; do not consider them 
cracks.
    3. When observing traffic ability, consider the capacity to 
support people on foot, in wheelchairs, and using walkers--and the 
potential for problems and hazards.
    4. For parking lots only, note a deficiency if you see cracks on 
more than 5% of the parking spaces.
    5. For driveways/roads, note a deficiency if you see cracks on 
more than 5% of the driveways/roads.

    Level of Deficiency:

    Level 1: N/A
    Level 2: Cracks greater than \3/4\ inch, hinging/tilting, or 
missing section(s) that affect traffic ability over more than 5% of 
the property's parking lots/driveways/roads.
    Level 3: N/A
        Comments
    Level 2: If the height differential is greater than \3/4\ inch, 
consider this a safety hazard. If the condition of the surface could 
cause tripping or falling, you must manually record this deficiency 
as ``Health and Safety: Hazards.''

Ponding (Parking Lots/Drivways/Roads)

    Deficiency: Water or ice has accumulated in a depression on an 
otherwise flat plane.

    Note:   
    1. Consider the impact of any measurable precipitation--\1/10\ 
inch or more--during the last 48 hours. Note the deficiency only if 
there is a clear evidence that the ponding is a persistent or long-
standing problem.
    2. For parking lots only, note a deficiency if you see ponding 
on more than 5% of the parking spaces.
    3. For driveways/roads, note a deficiency if you see ponding on 
more than 5% of the driveways/roads.

    Level of Deficiency:

    Level 1: N/A
    Level 2: Less than 3 inches of water has accumulated, affecting 
the use of 5% or more of a parking lot/driveway; the parking lot/
driveway is passable.
    Level 3: Three inches of water--or more--has accumulated 5% or 
more of a parking lot/driveway unusable or unsafe.

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

    Deficiency:

--a hole caused by road surface failure
        -OR-
--loose, freestanding aggregate material caused by deterioration
    Level of Deficiency:

    Level 1: Potholes or loose material have caused the pavement to 
fail, exposing the subsurface.
    Level 2: N/A
    Level 3: Potholes or loose material have made a parking lot/
driveway unusable/impassable for vehicles and/or pedestrians.
        Comments
    Level 3: If the excessively irregular surface could cause 
tripping or falling, you must manually record this deficiency as 
``Health and Safety: Hazards.''

Settlement/Heaving (Parking Lots/Driveways/Roads)

    Deficiency: The pavement sinks or rises because of the failure 
of subbase materials.


[[Page 59104]]


    Note: If you see that water or ice has collected in the 
depression, record this under Ponding.

    Level of Deficiency:

    Level 1: Cracks and deteriorated surface material give evidence 
of settlement/heaving.
    Level 2: N/A
    Level 3: Settlement/heaving has made a parking lot/driveway 
unusable/impassable or creates unsafe conditions for pedestrians and 
vehicles.
        Comments
    Level 3: If the excessively irregular surface could cause 
tripping or falling, you must manually record this deficiency as 
``Health and Safety: Hazards.''

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

Damaged/Broken Equipment (Play Areas and Equipment)

    Deficiency: Equipment is broken into pieces, shattered, 
incomplete, or inoperable.

    Note: Do not evaluate equipment that the authority states has 
been withdrawn from service, except when safety is still a concern--
sharp edges, dangerous leaning, etc. For example, if the authority 
removed the net and hoop from a basketball backboard and the 
backboard poses no safety hazards, it is not a deficiency.

    Level of Deficiency:

    Level 1: You see that some of the equipment--20-50%--does not 
operate as it should, but poses no safety risk.
    Level 2: You see that most of the equipment--more than 50%--does 
not operate as it should, but poses no safety risk.
    Level 3: You see equipment that poses a threat to safety and 
could cause injury.

Deteriorated Play Area Surface (Play Areas and Equipment)

    Deficiency: You see damage to a play area cused by cracking, 
heaving, settling, ponding, potholes, loose materials, erosion, 
rutting, etc.
    Level of Deficiency:

    Level 1: N/A
    Level 2: 20-50% of the total surveyed play area surface shows 
deterioration.
    Level 3: More than 50% of the surveyed play are surface shows 
deterioration:
        Comments
    Level 3: If the play area surface could cause tripping or 
falling, you must manually record this deficiency as ``Health and 
Safety: Hazards.''

Refuse Disposal (Site)

    Collection areas for trash/garbage common pick-up.
    This inspectable item can have the following deficiency:
    Broken/Damaged Enclosure-Inadequate Outside Storage Space

Broken/Damaged Enclosure-Inadequate Outside Storage Space (Refuse 
Disposal)

    Deficiency: The outdoor enclosed area used as a trash/refuse 
site is:

--broken or damaged, including the walls    -OR-
--too small to property store refuse until disposal

    Note: This does not include areas that are not designed as 
trash/refuse enclosures, such as curb pick-up. Address the condition 
of the slab under Parking Lots/Driveways/Roads.

    Level of Deficiency:

    Level 1: N/A
    Level 2: A single wall or gate of the enclosure has collapsed or 
is leaning and is in danger of falling.
        -OR-
    Trash cannot be stored in the designated area because it is too 
small to store refuse until disposal.
    Level 3: N/A

Retaining Walls (Site)

    A wall built to support or prevent the advance of a mass of 
earth or water.
    This inspectable item can have the following deficiency:
    Damaged/Falling/Leaning

Damaged/Falling/Leaning (Retaining Walls)

    Deficiency: A retaining wall structure is deteriorated, damaged, 
falling, or leaning.
    Level of Deficiency:

    Level 1: N/A
Level 2: A retaining wall shows some signs of deterioration, but it 
still functions as it should, and it is not a safety risk.
Level 3: A retaining wall is damaged and does not function as it 
should or is a safety risk.

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 deficiency:
    Damaged/Obstructed

Damaged/Obstructed (Storm Drainage)

    Deficiency: If the storm drains are structurally unsound, are 
blocked by accumulated debris, or present other safety hazards.
    Level of Deficiency:

    Level 1: N/A.
    Level 2: The system is partially blocked by a large quantity of 
debris, causing backup into adjacent area(s).
    Level 3: The system is completely blocked or a large segment of 
the system has failed because a large quantity of debris has caused:
--backups into adjacent area(s)
        -OR-
--runoffs into areas where runoffs are not intended

Walkways/Steps (Site)

    Passages for walking and the structures that allow for changes 
in vertical orientation.
    This inspectable item can have the following deficiencies:
    Broken/Missing Hand Railing
    Cracks/Settlement/Heaving
    Spalling

Broken/Missing Hand Railing (Walkways/Steps)

    Deficiency: The hand rail is damaged or missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The hand rail for four or more stairs is missing, 
damaged, loose, or otherwise unusable.

Cracks/Settlement/Heaving (Walkways/Steps)

    Deficiency:

--visible faults in the pavement: longitudinal, lateral, alligator, 
etc.
        -OR-
--pavement that sinks or rises because of the failure of subbase 
materials

    Note:   
    1. Do not include cracks on parking lots/driveways or roads.
    2. For this to be a level 2 deficiency, 5% of the walkways must 
be impacted--50 out of 1,000 square feet, for example.
    3. Relief joints are there by design; do not consider them 
cracks.
    4. When observing traffic ability, consider the capacity to 
support pedestrians, wheelchairs, and people using walkers.

    Level of Deficiency:

    Level 1: N/A
    Level 2: Cracks greater than \3/4\", hinging/titling, or missing 
section(s) that affect traffic ability over more than 5% of the 
property's walkways/steps.
    Level 3: N/A
        Comments
    Level 2: If the walkways or steps could cause tripping or 
falling, you must manually record this deficiency as ``Health and 
Safety: Hazards.''

Spalling (Walkways/Steps)

    Deficiency: A concrete or masonry walkway is flaking, chipping, 
or crumbling--possibly exposing underlying reinforcing material. 
This is a defect if 5% or more of the property's walkways/steps are 
affected (50 square feet out of 1,000 square feet, for example).

    Note: When observing traffic ability, consider the capacity to 
support people on foot, in wheelchairs, and using walkers.

    Level of Deficiency:

    Level 1: More than 5% of the walkway/steps have small areas of 
spalling--4 inches or less.
    Level 2: More than 5% of the walkway/steps have large areas of 
spalling--larger than 4 inches by 4 inches--and this affects traffic 
ability.
    Level 3: N/A

Building Exterior Inspectable Items

    Items to inpect for ``Building Exterior'' are as follows:
     Doors
     FHEO
     Fire Escapes
     Foundations

[[Page 59105]]

     Lighting
     Roofs
     Walls
     Windows

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

Damaged Frames/Threshold/Lintels/Trim (Doors)

    Deficiency: You see a frame, header, jamb, threshold, lintel, or 
trim that is warped, split, cracked, or broken.

    Note: If you see damage to a door's hardware--locks, hinges, 
etc.--record this under ``Doors-Damage Hardware/Locks''.

    Level of Deficiency:

    Level 1: N/A
    Level 2: At least one door is not functioning or cannot be 
locked because of damage to the frame, threshold, lintel, or trim.
    Level 3: At least one entry door or fire/emergency door is not 
functioning or cannot be locked because of damage to the frame, 
threshold, lintel, or trim.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards.''

Damaged Hardware/Locks (Doors)

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

    Note:   
    1. If a door is designed to have locks, the locks should work.
    2. If a door is designed to have locks, do not record a 
deficiency for not having a lock.

    Level of Deficiency:

    Level 1: N/A
    Level 2: One door does not function as it should or cannot be 
locked because of damage to the door's hardware.
    Level 3: One door's panic hardware does not function as it 
should.
        -OR-
    One entry door or fire/emergency door does not function as it 
should or cannot be locked because of damage to the door's hardware.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards''

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

    Deficiency: You see damage to the door surface that:

--may affect either the surface protection or the strength of the 
door
        -OR-
--may compromise building security

    This includes holes, peeling/cracking/no paint, broken glass, 
and significant rust.
    Level of Deficiency:

    Level 1: N/A
    Level 2: One door has a hole or holes with a diameter ranging 
from \1/4\ inch to 1 inch.
    Level 3: One door has a hole or holes larger than 1 inch in 
diameter, significant peeling/cracking/no paint, rust that affects 
the integrity of the door surface, or broken/missing glass.
        -OR-
    One entry door or fire/emergency door has a hole or holes with a 
diameter ranging from \1/4\ inch to 1 inch.

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

    Deficiency: You see damage to surfaces, including screens, 
glass, frames, hardware, and door surfaces.
    Level of Deficiency:

    Level 1: At least one screen door or storm door is damaged or is 
missing screens or glass--shown by an empty frame or frames.
    Level 2: N/A
    Level 3: A security door is not functioning or missing. 
(``Missing'' applies only if a security door that should be there is 
not there.)

Deteriorated/Missing Caulking/Seals (Doors)

    Deficiency: Sealant and stripping designed to resist weather or 
caulking is missing or deteriorated.

    Note: This applies only to entry doors that were designed with 
seals. If a door shows evidence that a seal was never part of its 
design, do not record a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The seals/caulking is missing on one entry door, or 
they are so damaged that they do not function as they should.

Missing Door (Doors)

    Deficiency: A door is missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A single missing building exterior door is a Level 3 
deficiency.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards.''

FHEO--32" Wide Main Entrance (Building Exterior)

Main Entrance Less Than 32" Wide (FHEO--32" Wide Main Entrance)

    Deficiency: Verify that the main entrance for each building 
inspected is at least 32" wide, measured from between the face of 
the door and the opposite door stop.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The distance between the face of the door and the 
opposite doorstop is not 32" wide.

FHEO--Accessibility to Main Floor Entrance (Building Exterior)

Obstructed or Missing Accessibility Route (FHEO--Accessibility to 
Main Floor Entrance)

    Deficiency: Verify that there is an accessible route to and from 
the main ground floor entrance for every building inspected. 
Accessible routes include level surface to the door, ramps, etc.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: There is not an accessible route.

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.
    Blocked Egress/Ladders
    Visibly Missing Components

Blocked Egress/Ladders (Fire Escapes)

    Deficiency: Any part of the fire escape--including ladders--is 
blocked, limiting or restricting people from exiting.

    Note: This includes fire escapes, fire towers, and windows on 
the ground floor that would be used in an emergency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Stored items or other barriers or block people from 
exiting.

Visibly Missing Components (Fire Escapes)

    Deficiency: You see that any of the components that affect the 
function of the fire escape are missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see that any of the functional components that 
affect the function of the fire escape--one section of a ladder or a 
railing, for example--are missing.

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:

[[Page 59106]]

    Cracks/Gaps
    Spalling/Exposed Rebar

Cracks/Gaps (Foundations)

    Deficiency: You see a split in the exterior of the lowest 
structural wall.

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

    Level of Deficiency:

    Level 1: N/A
    Level 2: You see cracks more than \1/8\ inch wide by \1/8\ inch 
deep by 6 inches long.
        -OR-
    You see large pieces--many bricks, for example--that are 
separated or missing from the wall or floor.
    Level 3: You see large cracks or gaps more than \3/8\ inch wide 
by \3/8\ inch deep by 6 inches long--a possible sign of a serious 
structural problem.
        -OR-
    You see cracks that are the full depth of the wall, providing 
opportunity for water penetration.
        -OR-
    You see sections of the wall or floor that are broken apart.
        Comments
    Level 3: If you have any doubt about the severity of the 
problem, request an inspection by a structural engineer.

Spalling/Exposed Rebar (Foundations)

    Deficiency: A concrete or masonry wall is flaking, chipping, or 
crumbling--possibly exposing underlying reinforcing material 
(rebar).
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see obvious, large spalled area(s) affecting 10-50% 
of any foundation wall.
    Level 3: You see obvious, significant spalled area(s) affecting 
50% or more of any foundation wall.
        -OR-
    You see spalling that exposes any reinforcing material--rebar or 
other.
        Comments
    Level 3: If you have any doubt about the severity of the 
problem, request an inspection by a structural engineer.

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 items can have the following deficiency:
    Broken Fixtures/Bulbs

Broken Fixtures/Bulbs (Lighting)

    Deficiency: This covers all or part of the lighting associated 
with the building, including lighting attached to the building used 
to light the site. If you see lighting that is not directly attached 
to a specific building, assign it to the nearest building.

    Note: If a damaged fixture or bulb presents a safety hazard, 
rate it as Level 3, and record it manually as a health and safety 
concern. This includes broken fixtures and bulbs that could fall on 
pedestrians or could lead to electrocution.

    Level of Deficiency:
    Level 1: N/A
    Level 2: 20-50% of the lighting fixtures and bulbs surveyed are 
broken or missing, but this does not constitute an obvious safety 
hazard.
    Level 3: More than 50% of the lighting fixtures and bulbs 
surveyed are broken or missing.
        -OR-
    The condition constitutes an obvious safety hazard.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually in ``Health and Safety Hazards: Electrical 
Hazards.''

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

Damaged/Clogged Drains (Roofs)

    Deficiency: The drainage system does not effectively remove 
water. Generally, this deficiency applies to flat roofs.

    Note:   
    1. This does not include gutters and downspouts. For these, see 
``Building Exterior--Roofs--Missing Components from Downspouts/
Gutters''.
    2. If these has been measurable precipitation (\1/10\ inch or 
more) during the previous 48 hours, consider the impact on the 
extent of the ponding. Determine that ponding has occurred only when 
there is clear evidence of a persistent or long-standing problem.

    Level of Deficiency:

    Level 1: N/A
    Level 2: You see debris around or in a drain, but no evidence of 
ponding.
        -OR-
    The drain is damaged or partially clogged with debris, but the 
drain system still functions and you see no evidence of ponding.
    Level 3: The drain is so damaged or clogged with debris that the 
drain no longer functions--as shown by ponding.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, an inspection by a roofing specialists is recommended.

Damaged Soffits/Fascia (Roofs)

    Deficiency: You see damage to soffit fascia, soffit vents, or 
associated components that may provide opportunity for water 
penetration or other damage from natural elements.
    Level of Deficiency:

    Level 1: You see damage to soffits or fascia, but no obvious 
opportunities for water penetration.
    Level 2: N/A
    Level 3: Soffits or fascia that should be there are missing or 
so damaged that water penetration is visibly possible.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, an inspection by a roofing specialist is recommended.

Damaged Vents (Roofs)

    Deficiency: Damaged vents on or extending through the roof 
surface or components are damaged or missing. Vents include ridge 
vents, gable vents, plumbing vents, gas vents, and other.

    Note: This does not include exhaust fans on the roof or soffit 
vents:

--Exhaust fans are covered under ``Building Systems--Exhaust.''
--Soffit vents are covered under ``Roofs-Damaged Soffits/Fascia.''
    Level of Deficiency:

    Level 1: The vents are visibly damaged, but do not present an 
obvious risk to promote further roof damage.
    Level 2: N/A
    Level 3: Vents are missing or so visibly damaged that further 
roof damage is possible.

Damaged/Torn Membrane/Missing Ballast (Roofs)

    Defiency: In the membrane or flashing, you see a rip or tear--
including punctures, holes, cracks, blistering, and separated seams. 
PVC, rubber, bitumen, and similar materials are all subject to tears 
and punctures.
    Level of Deficiency:

    Level 1: N/A
    Level 2: Ballast has shifted and no longer functions as it 
should.
    Level 3: You see signs of damage to the membrane that may result 
in water penetration.
      Comments
    Level 3: If the condition warrants further inspection, 
inspection by a roofing specialist is recommended.

Missing/Damaged Components From Downspout/Gutter (Roofs)

    Deficiency: You see that components of the drainage system--
including gutters, leaders, downspouts, splashblocks, and drain 
openings--are missing or damaged.

    Note: This does not include clogged drains, For clogged drains, 
see ``Building Exterior--Roofs--Clogged Drains.''

    Level of Deficiency:

    Level 1: Splashblocks are missing or damaged.
    Level 2: You see that drainage system components are missing or 
damaged, but there is no visible damage to the roof, structure, 
exterior wall surface, or interior.
    Level 3: You see that drainage system components are missing or 
damaged, causing visible damage to the roof, structure, exterior 
wall surface, or interior.

[[Page 59107]]

Missing/Damaged Shingles (Roofs)

    Deficiency: Shingles are missing or damaged, including cracking, 
warping, cupping, and other deterioration.

    Note: A square is 100 square feet.

    Level of Deficiency:

    Level 1: Up to one square material or shingles is missing from 
roof areas you survey.
    Level 2: One to two squares of surface material or shingles are 
missing from surveyed roof areas.
    Level 3: More than two squares of shingles are missing from 
surveyed roofing areas.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, an inspection by a roofing specialist is recommended.

Ponding (Roofs)

    Deficiency: You see evidence of areas of standing water--roof 
depression, mold ring, or effervescence water ring.

    Note: If there has been measurable precipitation (\1/10\ inch or 
more) during the previous 48 hours, consider the impact on the 
extent of the ponding. Determine that ponding has occurred only when 
there is clear evidence of a persistent of long-standing problem.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see evidence of standing water on the roof, causing 
potential or visible damage to roof surface or underlying materials.
        Comments
    Level 3: If you have any doubt of the severity of the condition, 
an inspection by a roofing specialist is recommended.

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

Cracks/Gaps (Walls)

    Deficiency: You see a split, separation, or gap in the exterior 
walls.

    Note: If you see both cracks/gaps and missing pieces/holes/
spalling, do not record both. If you see both deficiencies, record 
only one of the two.

    Level of Deficiency:

    Level 1: N/A
    Level 2: You see a crack that is more than \1/8\ inch deep by 6 
inches long.
        -OR-
    You see pieces--many bricks, for example that are separated from 
the wall.
    Level 3: You see a large crack or gap that is more than \3/8\ 
inch wide or deep and 6 inches long, possibly a sign of a serious 
structural problem.
        -OR-
    You see a crack that is the full depth of the wall, providing 
opportunity for water penetration.
        -OR-
    You see sections of the wall that are broken apart.
        Comments
    Level 3: If you have any doubt of the severity of the condition, 
request an inspection by a structural engineer.

Damaged Chimneys (Walls)

    Deficiency: The chimney, including the part that extends above 
the roof line, has separated from the wall or has cracks, spalling, 
missing pieces, or broken sections.
    Level of Deficiency:

    Level 1: N/A
    Level 2: The surface of the chimney shows surface damage or more 
than one piece of wall--a few bricks or a section of siding, for 
example.
        -OR-
    The surface of the chimney has holes that affect an area larger 
than 4 inches by 4 inches.
    Level 3: Part or all of the chimney has visibly separated from 
the adjacent wall.
        -OR-
    There are cracked or fallen pieces or sections.
        -OR-
    There is a risk that falling pieces could create a safety 
hazard.
        Comments
    Level 3: If the conditions is a health and safety concern, you 
must record it manually as ``Health and Safety Hazards.''

Missing Pieces/Holes/Spalling (Walls)

    Deficiency: You see deterioration of the exterior wall surface, 
including missing pieces, holes, or spalling. This may also be 
attributed to:

--materials that are rotting
        -OR-
--a concrete, stucco, or masonry wall that is flaking, chipping, or 
crumbling
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see that there is a missing piece--a single brick 
or section of siding, for example--or a hole larger than \1/2\ inch 
in diameter.
        -OR-
    You see deterioration that affects an area up to 8\1/2\ inches 
by 11 inches.
    Level 3: You see deterioration that exposes any reinforcing 
material (re-bar).
        -OR-
    You see more than one missing piece--a few bricks or a section 
of siding, for example--or holes that affect an area larger than 
8\1/2\ inches by 11 inches.
        -OR-
    You see a hole of any size that completely penetrates the 
exterior wall.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Missing/Damaged Caulking/Mortar (Walls)

    Deficiency: Caulking designed to resist weather or mortar is 
missing or deteriorated.

    Note: This does not include caulking relative to doors and 
windows; they are covered in other areas. Address all other caulking 
here.

    Level of Deficiency:
    Level 1: Mortar is missing around a single masonry unit.
        -OR-
    Deteriorated caulk is confined to less than 12 inches.
    Level 2: Mortar is missing around more than one contiguous 
masonry unit.
        -OR-
    You see deteriorated caulking in an area longer than 12 inches.
    Level 3: N/A

Stained/Peeling/Needs Paint (Walls)

    Deficiency: Paint is cracking, flaking, or 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.

    Level of Deficiency:

    Level 1: You observe that less than 50% of a single building 
exterior wall is affected.
    Level 2: You observe that more than 50% of a single building 
exterior wall is affected.
    Level 3: N/A

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/Missing Screens
    Damaged Sills/Frames/Lintels/Trim
    Missing/Deteriorated Caulking/Seals/Glazing Compound
    Peeling/Needs paint
    Security Bars Prevent Egress

Broken/Missing/Cracked Panes (Windows)

    Deficiency: A glass pane is broken, missing, or cracked.
    Level of Deficiency:

    Level 1: A glass pane is cracked, but you see no sharp edges.
    Level 2: N/A
    Level 3: A glass pane is missing or broken.

Damaged/Missing Screens (Windows)

    Deficiency: Screens are punctured, torn, otherwise damaged, or 
missing.
    Level of Deficiency:

    Level 1: Three or more screens in one building are punctured, 
torn, otherwise damage, or missing.
    Level 2: N/A
    Level 3: N/A

[[Page 59108]]

Damaged Sills/Frames/Lintels/Trim (Windows)

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

    Note: Damage does not include scratches and cosmetic 
deficiencies.

    Level of Deficiency:

    Level 1: You see damage to sills, frames, lintels, or trim, but 
nothing is missing. The inside of the surrounding wall is not 
exposed. You see no impact on either the functioning of the window 
or weather tightness.
    Level 2: Sills, frames, lintels, or trim are missing or damaged, 
exposing the inside of the surrounding walls and compromising its 
weather tightness.
    Level 3: N/A

(Missing/Deteriorated Caulking/Seals/Glazing Compound (Windows)

    Deficiency: The caulking or glazing compound that resists 
weather is missing or deteriorated.

    Note:   
    1. This also includes Thermopane or insulated windows that have 
failed.
    2. Caulk and seals are considered to be deteriorated when two or 
more seals for any window have lost their elasticity. (If the seals 
crumble and flake when touched, they have lost their elasticity.)

    Level of Deficiency:

    Level 1: N/A
    Level 2: Most of the window shows missing or deteriorated caulk 
or glazing compound, but there is no evidence of damage to the 
window or surrounding structure.
    Level 3: There are missing or deteriorated caulk or seals--with 
evidence of leaks or damage to the window or surrounding structure.

Peeling/Needs Paint (Windows)

    Deficiency:
--Paint covering the window assembly or trim is cracking, flaking, 
or otherwise failing.
        -OR-
--The window assembly or trim is not painted or is exposed to the 
elements.

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

    Level of Deficiency:

    Level 1: You see peeling paint or a window that needs paint.
    Level 2: N/A
    Level 3: N/A

Security Bars Prevent Egress (Windows)

    Deficiency: Exiting (egress) is severely limited or impossible, 
because security bars are damaged or improperly constructed or 
installed.

    Note: This does not include windows that are not intended for 
exiting.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The ability to exit through the window is limited by 
security bars that do not function properly and, therefore, pose 
safety risks.

Building Systems Inspectable Items

    Items to inspect for ``Building Systems'' are as follows:
     Domestic Water
     Electrical System
     Elevators
     Emergency Power
     Exhaust System
     Fire Protection
     HVAC
     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:

    Leaking Central Water Supply
    Misaligned/Damaged Ventilation System
    Missing Pressure Relief Valve
    Rust/Corrosion on Heater Chimney
    Water Supply Inoperable

Leaking Central Water Supply (Domestic Water)

    Deficiency: You see water leaking from any water system 
component, including valve flanges, stems, bodies, hose bids, or any 
domestic water tank or its pipe or pipe connections.

    Note:   
    1. This includes both hot and cold water systems, but does not 
include fixtures. Address fixtures in dwelling units or common 
areas.
    2. Some pumps and valves are designed to leak as a normal 
function, particularly in fire pumps, water pressure pumps, and 
large circulating pumps, and should be considered accordingly.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see that water is leaking.
        Comments
    Level 4: If leading water is a health and safety concern (i.e., 
is leaking on or near electrical equipment), you must record it 
manually in ``Health and Safety Electrical Hazards.''

Misaligned Chimney/Ventilation System (Domestic Water)

    Deficiency: The ventilation system on a gas-fired or oil-fired 
water heater is misaligned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 1: You see any misalignment that may cause improper or 
dangerous venting of exhaust gases.

Missing Pressure Relief Valve (Domestic Water)

    Deficiency: The pressure relief valve on the central hot water 
heating system is missing or does not extend to the floor.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: There is not pressure relief valve.
        -OR-
    The pressure relief valve does not extend to the floor.

Rust/Corrosion on Heater Chimney (Domestic Water)

    Deficiency: The water heater chimney shows evidence of flaking, 
discoloration, pitting, or crevices.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The water heater chimney shows evidence of flaking, 
discoloration, pitting, or crevices that may create holes that could 
allow toxic gases to leak from the chimney.

Water Supply Inoperable (Domestic Water)

    Deficiency: Water is not available.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: There is no running water in any area of the building.

Electrical System (Building Systems)

    Portion of the building system that safety 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
    Burnt Breakers
    Evidence of Leaks/Corrosion
    Frayed Wiring
    Missing Breakers/Fuses
    Missing Covers

Blocked Access/Improper Storage (Electrical System)

    Deficiency: A fixed obstruction or item of sufficient size and 
weight can delay or prevent access to any panel board or main power 
switch in an emergency.

    Note: If the panel board or main power switch is locked but 
authorized personnel can quickly gain access, do not record it as a 
deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: One or more fixed items or items of sufficient size and 
weight impede

[[Page 59109]]

access to the building system's electrical panel during an 
emergency.
        Comments
    Level 3: If the condition is a Health and Safety concern, you 
must record it manually as ``Health and Safety: Flammable 
Materials.''

Burnt Breakers (Electrical System)

    Deficiency: Breakers have carbon on the plastic body, or the 
plastic body is melted and scarred.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any carbon residue, melted breakers, or arcing 
scars.

Evidence of Leaks/Corrosion (Electrical System)

    Deficiency: You see liquid stains, rust marks, or other signs of 
corrosion on electrical enclosures or hardware.

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

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Any corrosion that affects the condition of the 
components that carry current.
      -OR-
    Any stains or rust on the interior of electrical enclosures.
      -OR-
    Any evidence of water leaks in the enclosure or hardware.

Frayed Wiring (Electrical System)

    Deficiency: You see nicks, abrasions, or fraying of the 
insulation that expose wires that conduct current.

    Note: Do not consider this a deficiency for wires that are not 
intended to be insulated, such as grounding wires.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any nicks, abrasions, or fraying of the 
insulation that expose any conducting wire.
      Comments
    Level 3: If the condition is a Health and Safety concern, you 
must record it manually as ``Health and Safety: Electrical 
Hazards.''

Missing Breakers/Fuses (Electrical System)

    Deficiency: In a panel board, main panel board, or other 
electrical box containing circuit breakers, you see an open circuit 
breaker position that is not appropriately blanked off.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see an open breaker port.

Missing Covers (Electrical System)

    Deficiency: The cover is missing from any electrical device box, 
panel box, switch gear box, or control panel with exposed electrical 
connections.

    Note: If the accompanying authority identifies abandoned wiring, 
capped wires do not pose a risk; therefore, do not record this as a 
deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A cover is missing, which results in exposed visible 
electrical connections.

Elevators (Building Systems)

    Vertical conveyance systems for moving personnel, equipment, 
materials, household goods, etc.
    This inspectable item can have the following deficiency:
    Not Operable

Not Operable (Elevators)

    Deficiency:

--The elevator will not ascend or descend.
    -OR-
--The elevator door will not open or close.
    -OR-
--The elevator door opens when the cab is not there.

    Note: Some elevators are designed/programmed for special 
applications--stopping at every floor, for example. For these 
special cases, the elevator is serving its designed purpose and is 
therefore not deficient.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The elevator does not function at all.
        -OR-
    The elevator doors open when the cab is not there.

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:
    Auxiliary Lighting Inoperable
    Run-Up Records/Documentation Not Available

Auxiliary Lighting Inoperable (Emergency Power)

    Deficiency: Emergency lighting that provides illumination during 
power outages does not function as it should.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Auxiliary lighting does not function.

Run-Up Records/Documentation Not Available (Emergency Power)

    Deficiency: Records are not properly maintained or available.
    Level of Deficiency:

    Level 1: N/A
    Level 2: Current records--from the last 12 months--are lost, but 
older records are properly maintained and available.
    Level 3: No records are 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

Roof Exhaust Fans Inoperable (Exhaust System)

    Deficiency: The ventilation system to exhaust kitchen or 
bathroom air does not function.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The roof exhaust fan unit does not function.

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

Missing Sprinkler Head (Fire Protection)

    Deficiency: You see that a sprinkler head--or its components--
connected to the central fire protection system is either missing, 
visibly disabled, painted over, blocked, or capped.

    Note: Components include test plugs, drains, and test fittings.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Any sprinkler head is missing, visibly disabled, 
painted over, blocked, or capped.

Missing/Damaged/Expired Extinguishers (Fire Protection)

    Deficiency: A portable fire extinguisher is not where it should 
be, is damaged, or the extinguisher certification has expired.

    Note:   
    1. This includes missing/damaged fire hoses where there are fire 
cabinets.
    2. For buildings with multiple fire control systems--standpipes, 
sprinklers, etc.--5% or less of the extinguishers for a given 
building may be missing, damaged, and/or expired. In such cases do 
not record as a deficiency.
    3. If the inspection tag is missing during the REAC inspection, 
the accompanying authority may produce proof that the fire 
extinguisher certification is current. If you see such proof, do not 
record a deficiency for a missing tag.

    Level of Deficiency:

    Level 1: For a building with only one fire control system, 5% or 
less of the fire extinguishers are missing, damaged, or expired.

[[Page 59110]]

    Level 2: For all buildings, 5-10% of the fire extinguishers are 
missing, damaged, or expired.
    Level 3: For all buildings, more than 10% of the fire 
extinguishers are missing, damaged, or expired.
        -OR-
    There is not an operable/non-expired fire extinguisher on each 
floor.

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
    Misaligned Chimney/Ventilation System
    General Rust/Corrosion

Boiler/Pump Leaks (HVAC)

    Deficiency: Water or steam is escaping from unit casing or 
system piping.

    Note:   
    1. This does not include fuel supply leaks. See Building 
Systems--HVAC fuel supply leaks.
    2. Also, do not include steam escaping from pressure relief 
valves.

    Level of Deficiency:

    Level 1: You see water or steam leaking in piping or pump 
packing.
    Level 2: N/A
    Level 3: Water or steam is leaking in piping or pump packing to 
the point that the system or pumps should be shut down.
        Comments
    Level 3: If the condition is a Health and Safety concern, you 
must record it manually as ``Health and Safety; Hazards.''

Fuel Supply Leaks (HVAC)

    Deficiency: There is evidence that fuel is escaping from a fuel 
storage tank or fuel line.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Any amount of fuel is leaking from the supply tank or 
piping.

Misaligned Chimney/Ventilation System (HVAC)

    Deficiency: The exhaust system on a gas-fired or oil-fired unit 
is misaligned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see a misalignment of an exhaust system on a gas-
fired or oil-fired unit that cause improper or dangerous venting of 
gases.

General Rust/Corrosion (HVAC)

    Deficiency: The equipment or associated piping and ducting shows 
evidence of flaking, discoloration, pitting, or crevices.
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see significant formations of metal oxides, 
significant flaking, discoloration, or the development of a 
noticeable pit or crevice.
    Level 3: The equipment or piping does not function because of 
this condition.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it as ``Health and Safety; Hazards.''

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 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 Systems)
    Missing Drain/Cleanout/Manhole Covers

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

    Deficiency: You see that a drain is clogged or that components 
of the sanitary system are leaking.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see active leaks in or around the system 
components.
        -OR-
    You see evidence of standing water, puddles, or ponding--a sign 
of leaks or clogged drains.

Missing Drain/Cleanout/Manhole Covers (Sanitary System)

    Deficiency: You see that a protective cover is missing.

    Note: This also includes covers you see while walking the site.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A protective cover is missing.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Air Quality.''

Common Areas Inspectable Items

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

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.

Closet/Utility/Mechanical (Common Areas)

    An enclosed room or closet housing machines and/or equipment 
that service the building.

Community Room (Common Areas)

    Meeting place used by members of a community for social, 
cultural, or recreational purposes.

Day Care (Common Area)

    Place that provides daytime supervision, training, and medical 
services for preschool children or for the elderly.

Halls/Corridors/Stairs (Common Areas)

    Passageway in a building, which organizes its rooms, apartments 
and staircases.

Kitchen (Common Areas)

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

Laundry Room (Common Areas)

    Place where soiled clothes and linens or washed and/or dried.

Lobby (Common Areas)

    A foyer, hall, or waiting room at or near the entrance of a 
building.

Office (Common Areas)

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

Other Community Spaces (Common Areas)

Patio/Porch/Balcony (Common Areas)

    Covered entrance to a building, usually with a separate roof or 
a recreation area that adjoins common areas.

Pools and Related Structures (Common Areas)

    Swimming pools and related structures including fencing, etc.

Restrooms/Pool Structures (Common Areas)

    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.

Storage (Common Areas)

    A room in which items are kept for future use.

Trash Collection Areas (Common Areas)

    Collection areas for trash/garbage common pick-up.

Outlets/Switches/Cover Plates (Common Areas)

    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 
dinner switches.

Smoke Detector (Common Areas)

    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.

[[Page 59111]]

Call-for-Aid (Common Areas)

    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

Call-for-Aid--Inoperable (Common Areas)

    Deficiency: The system does not function as it should.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The system does not function as it should.

Ceiling (Common Areas)

    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/Cracks
    Peeling/Needs Paint
    Water Stains/Water Damage/Mold/Mildew

Ceiling--Bulging/Buckling (Common Areas)

    Deficiency: A ceiling is bowed, deflected, sagging, or is no 
longer aligned horizontally.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see bulging, buckling, sagging, or a lack of 
horizontal alignment.
        Comments
    Level 3: If you have any doubt the severity of the condition, 
request an inspection by a structural engineer.

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

    Deficiency:

--The ceiling surface has punctures that may or may not penetrate 
completely.
        -OR-
--Panels or tiles are missing or damaged.
    Level of Deficiency:

    Level 1: You see small holes that are not larger than a sheet of 
paper--8\1/2\ inches by 11 inches.
        -OR-
    No hole penetrates the area above.
        -OR-
    You see that no more than 3 tiles or panels are missing.
    Level 2: You see a hole that is larger than a sheet of paper--
8\1/2\ inches by 11 inches--but it does not penetrate the area 
above. (You cannot see through it.)
        -OR-
    You see that more than 3 tiles or panels are missing.
        -OR-
    You see a crack more than \1/8\ inch wide and 11 inches long.
    Level 3: You see a hole that penetrates the area above; you can 
see through it.
        Comments
    Level 3: If a hole is a health and safety concern, you must 
record it manually in ``Health and Safety: Hazards.''

Ceiling--Peeling/Needs Paint (Common Areas)

    Deficiency: You see paint that is peeling, cracking, flaking, or 
otherwise deteriorated on ceilings in common areas.
    Level of Deficiency:

    Level 1: You see peeling paint on 1-4 ceilings in common areas.
    Level 2: You see more than 4 ceilings in common areas that have 
peeling paint or need paint.
    Level 3: N/A

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

    Deficiency: You see evidence of water infiltration, mold, or 
mildew that may have been caused by saturation or surface failure.
    Level of Deficiency:

    Level 1: On one ceiling, you see evidence of a leak, mold, or 
mildew--such as a darkened area--over a small area (more than 1 
square foot but less than 4 square feet). You estimate that less 
than 10% of the ceiling surface area is affected. You may or may not 
see water.
    Level 2: On one ceiling, you see evidence of a leak mold or 
mildew--such as a darkened area--over a large area (more than 4 
square feet). You may or may not see water.
        -OR-
    You estimate that 10-50% of the ceiling area has
    Level 1 damage.
    Level 3: On one ceiling, you estimate that a large portion--50% 
of its surface--has been substantially saturated or damaged by 
water, mold, or mildew. You see cracks, moist areas, mold, or 
mildew.
    The ceiling surface may have failed.
        -OR-
    You estimate that more than 50% of the ceiling area shows Level 
1 damage from stains, mold, or mildew.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Air Quality.''

Doors (Common Areas)

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

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

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

    Deficiency: You see a frame, header, jamb, threshold, lintel, or 
trim that is warped, split, cracked, or broken.

    Note: If you see damage to a door's hardware--locks, hinges, 
etc.--record this under ``Doors-Damage Hardware/Locks''.

    Level of Deficiency:

    Level 1: N/A.
    Level 2: At least one door is not functioning or cannot be 
locked because of damage to the frame, threshold, lintel, or trim.
    Level 3: At least one restroom door, entry door, or fire is not 
functioning or cannot be locked because of damage to the frame, 
threshold, lintel, or trim.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards.''

Doors--Damaged Hardware/Locks (Common Areas)

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

    Note:   
    1. If a door is designed to have a lock, the lock should work. 
If a door is designed without locks, do not record it as a 
deficiency.
    2. If a lock has been removed from an interior door, do not 
record this as a deficiency.
    3. 504 units have had locks removed. Before you start the 
inspection, you should be given a list of units relative to 504/FH/
ADA. Do not record these missing locks as deficiencies.

    Level of Deficiency:

    Level 1: A closet door does not function as it should because of 
damage to the door's hardware.
        -OR-
    A closet door that requires locking cannot be locked because of 
damage to the door's hardware.
    Level 2: A door does not function as it should because of damage 
to the door's hardware.
        -OR-
    A door that requires locking cannot be locked because of damage 
to the door's hardware.
    Level 3: A restroom door, entry door, or fire door does not 
function as it should because of damage to the door's hardware.
        -OR-
    A restroom door, entry door, or fire door that requires locking 
cannot be locked because of damage to the door's hardware.

Doors--Damaged/Missing Screen/Storm/Security Door (Common Areas)

    Deficiency: Visible damage to surfaces including screens, glass, 
frames, hardware, and door surface.
    Level of Deficiency:

    Level 1: One or more screen/storm doors has damage or door is 
missing screens/glass as evidenced by empty frame.
    Level 2: N/A
    Level 3: A single security door is inoperable or missing. 
(Missing only applies to those situations where a security door is 
supposed to be present but it observed not to be there.)

[[Page 59112]]

Doors--Damaged Surface--Holes/Paint/Rusting/Glass (Common Areas)

    Deficiency: You see damage to the door surface that:
    --may affect either the surface protection or the strength of 
the door
        -OR-
    --May compromise building security
    This includes holes, peeling/cracking/no paint, broken glass, 
and significant rust.
    Note: If the door is a restroom, fire door, or entry door, this 
is a Level 3 deficiency.
    Level of Deficiency:

    Level 1: N/A
    Level 2: One door has a hole or holes with a diameter ranging 
from \1/4\ inch to 1 inch.
    Level 3: One door has a hole or holes larger than 1 inch in 
diameter, significant peeling/cracking/no paint, rust that affects 
the integrity of the door surface, or broken/missing glass.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Doors--Deteriorated/Missing Seals (Entry Only) (Common Areas)

    Deficiency: The seals and stripping around the entry door(s) to 
resist weather and fire are damaged or missing.

    Note: This defect applies only to entry doors that were designed 
with seals. If a door shows evidence that a seal was never part of 
its design, do not record it as a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The seals are missing on one entry door, or they are so 
damaged that they do not function as they should.

Doors--Missing Door (Common Areas)

    Deficiency: A door is missing.

    Note: If a restroom door, entry door, or fire door, record this 
as a Level 3 deficiency.

    Level of Deficiency:

    Level 1: A door is missing, but it is not a restroom door, entry 
door, or fire door.
    Level 2: Two doors or up to 50% of the doors are missing, but 
they are not restroom doors, entry doors, or fire doors, and the 
condition presents no hazard.
    Level 3: A restroom door, entry door, or fire door is missing.
        -OR-
    You estimate that more than 50% of the doors are missing.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards.''

Electrical (Common Areas)

    Portion of the common area that safely provides electrical power 
throughout the building. Including equipment that provides control, 
protection, metering, and service.
    This inspectable item can have the following deficiencies:
    Blocked Access to Electrical Panel
    Burnt Breakers
    Evidence of Leaks/Corrosion
    Frayed Wiring
    Missing Breakers
    Missing Covers

Electrical--Blocked Access to Electrical Panel (Common Areas)

    Deficiency: A fixed obstruction or item of sufficient size and 
weight can delay or prevent access to any panel board switch in an 
emergency.

    Note: If you see an item that is easy to remove, like a picture, 
do not note this as a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: One or more fixed items or items of sufficient size and 
weight can impede access to the unit's electrical panel during an 
emergency.

Electrical--Burnt Breakers (Common Areas)

    Deficiency: Breakers have carbon on the plastic body, or the 
plastic body is melted and scarred.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any carbon residue, melted breakers, or arcing 
scars.

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

    Deficiency: You see liquid stains, rust marks, or other signs of 
corrosion on electrical enclosures or hardware.

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

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Any corrosion that affects the condition of the 
components that carry current.
        -OR-
    Any stains or rust on the interior of electrical enclosures.
        -OR-
    Any evidence of water leaks in the enclosure or hardware.

Electrical--Frayed Wiring (Common Areas)

    Deficiency: You see nicks, abrasions, or fraying of the 
insulation that expose wires that conduct current.

    Note: Do not consider this a deficiency for wires that are not 
insulated, such as grounding wires.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any nicks, abrasions, or fraying of the 
insulation that expose any conducting wire.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Electrical 
Hazards.''

Electrical--Missing Breakers (Common Areas)

    Deficiency: In a panel board, main panel board, or other 
electrical box that contains circuit breakers/fuses, you see an open 
circuit breaker position that is not appropriately blanked-off.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see an open breaker port.

Electrical--Missing Covers (Common Area)

    Deficiency: The cover is missing from any electrical device box, 
panel box, switch gear box, control panel, etc., with exposed 
electrical connections.

    Note: If an accompanying authority has identified abandoned 
wiring, capped wires do not pose a risk. Do not record this as a 
deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A cover is missing, and you see exposed electrical 
connections.

FHEO--36" Wide Interior Hallways (Common Areas)

Multi-story Building Hallways/Common Areas Less Than 36" Wide 
(FHEO--36" Wide Interior Hallways) (Common Areas)

    Deficiency: For multi-story buildings that are inspected, verify 
that the interior hallways to the inspected units and common areas 
are at least 36" wide.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The interior hallways are less than 36" wide.

FHEO--Accessible Outside Common Areas (Common Areas)

Routes Obstructed or Inaccessible to Wheelchair Routes Obstructed or 
Inaccessible to Wheelchair (FHEO--Accessible Outside Common Areas 
(Common Areas)

    Deficiency: Verify that routes to all outside common areas are 
accessible to wheelchairs (i.e.; there are curb cuts, ramps, and 
sufficient (36") width).
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The route is obstructed or not accessible route.

Floors (Common Areas)

    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
    Floor Covering Damaged
    Missing Flooring/Tiles
    Peeling/Needs Paint
    Rot/Deteriorated Subfloor
    Water Stains/Water Damage/Mold/Mildew

[[Page 59113]]

Floors--Bulging/Buckling (Common Areas)

    Deficiency: The floor is bowed, deflected, sagging, or is no 
longer aligned horizontally.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see bulging, buckling, sagging, or a problem with 
alignment.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Floors--Floor Covering Damaged (Common Areas)

    Deficiency: You see damage to carpet tiles, wood, sheet vinyl, 
or other floor covering.
    Level of Deficiency:

    Level 1: You estimate that only 5-10% of the floor covering has 
stains, surface burns, shallow cuts, small holes, tears, loose 
areas, or exposed seams. The covering is fully functional, and there 
is no safety hazard.
    Level 2: You estimate that 10-50% of the floor covering has 
stains, surface burns, shallow cuts, small holes, tears, loose 
areas, or exposed seams. The covering is fully functional, and there 
is no safety hazard.
    Level 3: For a single floor, you estimate that more than 50% of 
the floor covering is damaged
        -OR-
    Damage to the floor covering exposes the underlying material.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Floors--Missing Flooring/Tiles (Common Areas)

    Deficiency: You see that flooring--terrazo, hardwood, ceramic 
tile, or other flooring material--is missing.
    Level of Deficiency:

    Level 1: For a single floor, you see small holes in areas of the 
floor surface. You estimate that 5-10% of the floors are affected, 
and there are no safety problems.
    Level 2: You estimate that 10-50% of the floors have small holes 
in areas of the floor surface, but there are no safety problems.
    Level 3: You estimate that more than 50% of the floors are 
affected by Level 1 holes/damage.
        -OR-
    The condition causes a safety problem.
        Comments
    Level 3: If you have just one concern that safety is 
compromised, classify the floor system as a Level 3 deficiency.

Floors--Peeling/Needs Paint (Common Areas)

    Deficiency: For floors that are painted, you see paint that is 
peeling, cracking, flaking, or otherwise deteriorated.
    Level of Deficiency:

    Level 1: The area affected is more than 1 square foot, but less 
than 4 square feet.
    Level 2: The area affected is more than 4 square feet.
    Level 3: N/A

Floors--Rot/Deteriorated Subfloor (Common Areas)

    Deficiency: The subfloor has decayed or is decaying.
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see small areas of rot--1-4 square feet.
    Level 3: You see large areas of rot--more than 4 square feet--
and applying weight causes noticeable deflection.
        Comments
    Level 3: If you have any doubt about the severity of this 
condition, request an inspection by a structural engineer.

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

    Deficiency: You see evidence of water infiltration, mold, or 
mildew that may have been caused by saturation or surface failure.
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see evidence of water stain, mold, or mildew--such 
as a darkened area--over a small area of floor (1-4 square feet). 
You may or may not see water. You estimates that less than 10% of 
the floors are affected.
    Level 3: You estimate that a large portion of one of more 
floors--more than 4 square feet--has been substantially saturated or 
damaged by water, mold, or mildew. You see cracks, mold, and 
flaking, and the floor surface may have failed.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Air Quality.''

HVAC (Common Areas)

    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.

    Convection/Radiant Heat System Covers Missing/Damaged
    General Rust/Corrosion
    Inoperable
    Misaligned Chimney/Ventilation System
    Noisy/Vibrating/Leaking

HVAC--Convection/Radiant Heat System Covers Missing/Damaged (Common 
Areas)

    Deficiency: A cover on the convection/radiant heat system is 
missing or damaged, which could cause a burn or related injury.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: At least one cover is missing or substantially damaged, 
allowing contact with heating/surface elements or associated fans.
        Comments
    Level 3: When the system is operational during an inspection and 
you see a Level 3 deficiency--a real-time hazard exists--you must 
record it manually in ``Health and Safety: Hazards.''

HVAC--General Rust/Corrosion (Common Areas)

    Deficiency: The equipment or associated piping/ducting shows 
evidence of flaking, oxidation, discoloration, pitting or crevices.
    Level of Deficiency:

    Level 1: You see superficial surface rust.
    Level 2: You see significant formations of metal oxides, 
flaking, or discoloration--or a pit or crevice.
    Level 3: Because of this condition, the equipment or piping do 
not function.

HVAC--Inoperable (Common Areas)

    Deficiency: The heating, cooling, or ventilation system does not 
function.

    Note:   
    1. If the HVAC system is not functioning because it is not the 
right season, do not record this as a deficiency.
    2. Statement may be validated by resident survey process.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The HVAC does not function; it does not provide the 
heating or cooling it should. The system does not respond when the 
controls are engaged.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards''

HVAC--Misaligned Chimney/Ventilation System (Common Areas)

    Deficiency: The exhaust system on a gas-fired or oil-fired unit 
is misaligned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any misalignment that may cause improper or 
dangerous venting of gases.

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

    Deficiency: The HVAC distribution components, including fans, 
are the source of abnormal noise, unusual vibrations, or leaks.
    Level of Deficiency:

    Level 1: The HVAC system shows signs of abnormal vibrations, 
other noise, or leaks when engaged. The system still provides enough 
heating or cooling to maintain a minimum temperature range in the 
major living areas.
    Level 2: N/A
    Level 3: N/A

Stairs/Hand Railings Damaged (Common Areas)

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

    Broken/Missing Hand Railing
    Broken/Damaged/Missing Steps

[[Page 59114]]

Stairs--Broken/Missing Hand Railing (Common Areas)

    Deficiency: The hand-rail is damaged or missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The hand-rail for four or more stairs is either 
missing, damaged, loose, or otherwise unusable.

Stairs--Broken/Damaged/Missing Steps (Common Areas)

    Deficiency: The horizontal tread or stair surface is damaged or 
missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A step is broken or missing.

Walls (Common Areas)

    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/Deteriorated Trim
    Damaged
    Peeling/Needs Paint
    Water Stains/Water Damage/Mold/Mildew

Walls--Bulging/Buckling (Common Areas)

    Deficiency: A wall is bowed, deflected, sagging, or is no longer 
aligned horizontally.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see bulging, buckling, sagging, or a lack of 
horizontal alignment.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Walls--Damaged/Deteriorated Trim (Common Areas)

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

    Note: Before the inspection starts, you should be given a list 
of 504/FH/ADA buildings/units. For the buildings/units on this list, 
do not record superficial surface/paint damage caused by 
wheelchairs, walkers, or medical devices as a deficiency.

    Level of Deficiency:

    Level 1: You see small areas of deterioration in the trim 
surfaces, and you estimate that 5-10% of the wall area is affected.
    Level 2: You see large areas of deterioration in the trim 
surfaces, and you estimate that 10-50% of the wall area is affected.
    Level 3: You see significant areas of deterioration in the wall 
surfaces, and you estimate that more than 50% of the wall area is 
affected.

Walls--Damaged (Common Areas)

    Deficiency: You see punctures in the wall surface that may or 
may not penetrate completely. Panels or tiles may be missing or 
damaged.

    Note: This does not include small holes from hanging pictures, 
ets.

    Level of Deficiency:

    Level 1: In a wall, you find a hole, missing tile or panel, or 
other damage that is between 1 inch and 8\1/2\ inches by 11 inches. 
The hole does not penetrate the adjoining room; you cannot see 
through it.
    Level 2: In a wall, you find a hole, missing tile or panel, or 
other damage that is larger than a sheet of paper--8\1/2\ inches by 
11 inches.
        -OR-
    You find a crack greater than \1/8\ inch wide and at least 11 
inches long.
    Level 3: You find a hole of any size that penetrates an 
adjoining room; you can see through the hole.
        -OR-
    Two or more walls have Level 2 holes.

Walls--Peeling/Needs Paint (Common Areas)

    Deficiency: Paint is peeing, cracking, flaking, or otherwise 
deteriorated.

    Note: Before the inspection starts, you should be given a list 
of 504/FH/ADA buildings/units. For the buildings/items on this list, 
do not record as a deficiencies any superficial surface/paint damage 
caused by wheelchairs, walers, or medical devices.

    Level of Deficiency:

    Level 1: The affected area affected is 1-4 square feet on 2 or 
more walls.
    Level 2: The affected area is more than 4 square feet on any 
wall or walls.
    Level 3: N/A

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

    Deficiency: Walls are not watertight. You see evidence of water 
infiltration, mold, or mildew--or damage caused by saturation or 
surface failure.
    Level of Deficiency:

    Level 1: You see evidence of a leak, mold, or mildew--such as a 
darkened area--over a small area (more than 1 square foot but less 
than 4 square feet). You may or may not see water.
    Level 2: You see evidence of a leak, mold, or mildew--such as a 
darkened area--over a large area (more than 4 square feet). You 
probably see water.
    Level 3: On one or more walls, you estimate that a large 
portion--50% of the surface--has been substantially saturated or 
damaged by water, mold, or mildew. You see cracks, moist areas, 
mold, or flaking. The wall surface may have failed.
        -OR-
    In any one unit, you estimate that more than 50% of the walls 
shows Level 1 damage from stains, mold, or mildew.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Windows (Common Areas)

    Window systems provide light, security, and exclusion of 
exterior noise, glare, dust, heat, and cold. Frame materials include 
wood, aluminum, and vinyl.
    This inspectable item can have the following deficiencies:
    Cracked/Broken/Missing Panes
    Damaged Window Sill
    Deteriorated/Missing Caulking/Seals
    Inoperable/Not Lockable
    Peeling/Needs Paint
    Security Bars Prevent Egress

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

    Deficiency: A glass pane is cracked, broken, or missing from the 
window sash.
    Level of Deficiency:

    Level 1: You see a cracked window pane.
    Level 2: N/A
    Level 3: You see that a glass pane is broken or missing from the 
window sash.

Windows--Damaged Window Sill (Common Areas)

    Deficiency: The sill--the horizontal part of the window that 
bears the upright portion of the frame--is damaged.

    Note: When looking for damage to window sills, do not include 
scratches and cosmetic deficiencies.

    Level of Deficiency:

    Level 1: A sill is damaged, but still there. The inside of the 
surrounding wall is not exposed, and you see no impact on the 
operation or functioning of the window or on its weather tightness.
    Level 2: A sill is missing or damaged enough to expose the 
inside of the surrounding walls and compromise its weather 
tightness.
    Level 3: N/A

Windows--Inoperable/Not Locable (Common Areas)

    Deficiency: A window cannot be opened or closed because of 
damage to the frame, faulty hardware, or another cause.

    Note:   
    1. If a window is not designed to lock, do not record this as a 
deficiency.
    2. Windows that are accessible from the outside--a ground level 
window, for example--must be lockable.

    Level of Deficiency:

    Level 1: A window is not functioning, but can be secured. Other 
windows in the immediate area are functioning.
    Level 2: N/A
    Level 3: A window is not functioning, but cannot be secured. In 
the immediate area, there are no other windows that are functioning 
properly.

Windows--Missing/Deteriorated Caulking/Seals (Common Areas)

    Deficiency: The caulking or seals that resists weather is 
missing or deteriorated.

    Note:   
    1. This includes Thermopane and insulated windows that have 
failed.
    2. Caulk and seals are considered to be deteriorated when two or 
more seals for any window have lost their elasticity. (If the seals 
crumble and flake when touched, they have lost their elasticity.)

    Level of Deficiency:


[[Page 59115]]


    Level 1: N/A
    Level 2: Most of the window shows missing or deteriorated caulk, 
but there is no evidence of damage to the window or surrounding 
structure.
    Level 3: There are missing or deteriorated caulk or seals--with 
evidence of leaks or damage to the window or surrounding structure.

Windows--Peeling/Needs Paint (Common Areas)

    Deficiency: Paint covering the window assembly or trim is 
cracking, flaking, or otherwise failing.
    Level of Deficiency:

    Level 1: You see peeling paint or a window that needs paint.
    Level 2: N/A
    Level 3: N/A

Windows--Security Bars Prevent Egress (Common Areas)

    Deficiency: Exiting by window is severely limited or impossible 
because security bars are damaged or improperly constructed or 
installed.

    Note: This does not include windows that were not designed for 
exiting.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Security bars are not functioning as they should, 
limiting the ability to exit through the window and posing safety 
risks.

Lighting--Missing/Damaged/Inoperable Fixture (Common Areas)

    Deficiency: Lighting fixture is damaged, not functional, or 
missing.

    Note: To conserve energy during daytime or in low-use areas, 
many facilities use alternate lights that are triggered by either a 
sensor or a timer. If you see these kinds of lights, ask the 
accompanying authority to verify that these conservation systems are 
in place.

    Level of Deficiency:

    Level 1: N/A
    Level 2: 20%-50% of the permanent lighting fixtures are missing 
or damaged so they do not function. This results in inadequate 
lighting in the common area(s).
    Level 3: More than 50% of the permanent lighting fixtures are 
missing or damaged so they do not function. This results in 
inadequate lighting in the common area(s).

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

    Deficiency:

    --The flush plate that covers the opening around a switch or 
outlet is damaged or missing.
        -OR-
    --A switch or outlet is missing.
    Level of Deficiency:

    Level 1: An outlet or switch has a broken cover plate over a 
junction box, but it does not result in exposed wiring.
    Level 2: N/A
    Level 3: An outlet or switch is missing.
        -OR-
    A cover plate is missing or broken, resulting in exposed wiring.

Smoke Detector--Missing/Inoperable (Common Areas)

    Deficiency:

    --A smoke detector will not activate.
        -OR-
    --A hardwired smoke detector is missing.

    Note:   
    1. If a smoke detector is there, it must function as it should.
    2. ``Missing'' means that evidence suggests that unauthorized 
personnel have removed a hardwired smoke detector that should be 
there.
    3. If 2 or more smoke detectors are on the same level in visible 
proximity, at least one of the smoke detectors must function as it 
should.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A single smoke detector is missing or does not function 
as it should.

Pedestrian/Wheelchair Ramp (Common Areas)

    Deficiency: A pedestrian walkway or wheelchair ramp is damaged 
or does not function as it should.
    Level of Deficiency:

    Level 1: N/A
    Level 2: A walkway or ramp shows signs of deterioration and 
requires repair, but it can be used by people on foot, in 
wheelchairs, or using walkers.
    Level 3: A walkway or ramp is damaged and cannot be used by 
people on foot, in wheelchairs, or using walkers.

Mailboxes--Missing/Damaged (Common Areas)

    Deficiency: The U.S. Postal Service resident/unit mailbox is 
either missing or so damaged that it does not function properly.

    Note: Do not inspect commercial deposit boxes--FedEx, UPS, 
etc.--or U.S. Postal Service ``blue boxes''.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The U.S. Postal Service resident/unit mailbox cannot be 
locked.
        -OR-
    The U.S. Postal Service resident/unit mailbox is missing.

Graffiti (Common Areas)

    Deficiency: You see crude inscriptions or drawings scratched, 
painted, or sprayed on a building surface, retaining wall.

    Note: There is a difference between art forms and graffiti. Do 
not consider full wall murals and other art forms as graffiti.

    Level of Deficiency:

    Level 1: You see graffiti in one place.
    Level 2: You see graffiti in 2-5 places.
    Level 3: You see graffiti in 6 or more places.

Countertops--Missing/Damaged (Common Areas)

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

    Level 1: N/A
    Level 2: 20% or more of the countertop working surface is 
missing, deteriorated, or damaged below the laminate--not a sanitary 
surface to prepare food.
    Level 3: N/A

Cabinets--Missing/Damaged (Common Areas)

    Deficiency: Cabinets are missing or the laminate is separating. 
This includes cases, boxes, or pieces of furniture with drawers, 
shelves, or doors--primarily used for storage--mounted on walls or 
floors.
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see that 10-50% of the cabinets, doors, or shelves 
are missing or the laminate is separating.
    Level 3: You see that more than 50% of the cabinets, doors, or 
shelves are missing or the laminate is separating.

Dishwasher/Garbage Disposal--Inoperable (Common Areas)

    Deficiency: A dishwasher or garbage disposal, if provided, does 
not function as it should.
    Level of Deficiency:

    Level 1: N/A
    Level 2: The dishwasher or garbage disposal does not function as 
it should.
    Level 3: N/A

Range Hood/Exhaust Fans--Excessive Grease/Inoperable (Common Areas)

    Deficiency: The apparatus that draws out cooking exhaust does 
not function as it should.
    Level of Deficiency:

    Level 1: An accumulation of dirt threatens the free passage of 
air.
    Level 2: N/A
    Level 3: The exhaust fan does not function.
        -OR-
    You estimate that the flue may be completely blocked.

GFI--Inoperable (Common Areas)

    Deficiency: The GFI does not function.

    Note: To determine whether the GFI is functioning, you must 
press the self-test button in the GFI unit.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The GFI does not function.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it as ``Health and Safety: Electrical Hazards.''

Fencing--Damaged/Not Intact (Common Areas)

    Deficiency: You see that fencing around the swimming pool is 
damaged.
    Level of Deficiency:

    Level 1: N/A

[[Page 59116]]

    Level 2: N/A
    Level 3: You see any damage that could compromise the integrity 
of the fence.

Pool--Not Operational (Common Areas)

    Deficiency: The pool was not in operation during the inspection.

    Note: If the pool is open for the season, it should be 
operational. If the pool is closed for the season, do not record 
this is a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The pool is not operational.
        -OR-
    You see unsafe conditions at the pool/pool area that could cause 
an injury.

Lavatory Sink--Damaged/Missing (Common Areas)

    Deficiency: A sink, faucet, or accessories are missing, damaged, 
or not functioning.

    Note: If you see that a stopper is missing from a common area, 
do not record this as a deficiency.
    Level of Deficiency:


    Level 1: You see extensive discoloration or cracks in over 50% 
of the basin, but the sink can be used.
    Level 2: N/A
    Level 3: The sink or associated hardware have failed or are 
missing. The sink cannot be used.

Plumbing--Clogged Drains (Common Areas)

    Deficiency: Water does not drain adequately from the shower, 
sink, tub, or basin.
    Level of Deficiency:

    Level 1: Water does not drain freely, but the fixture can be 
used.
    Level 2: N/A
    Level 3: The drain is completely clogged or has suffered 
extensive deterioration. The fixture cannot be used.

Plumbing--Leaking Faucet/Pipes (Common Areas)

    Deficiency: You see that the sink faucet or piping is leaking.
    Level of Deficiency:

    Level 1: You see a leak or drip that is contained by the basin 
and pipes, and the faucet can be used.
    Level 2: N/A
    Level 3: You see a steady leak that is adversely affecting the 
surrounding area.
        -OR-
    The faucet/pipe cannot be used.

Range Hood/Exhaust Fans--Excessive Grease/Inoperable (Common Areas)

    Deficiency: The apparatus that draws out cooking exhaust does 
not function as it should.
    Level of Deficiency:

    Level 1: An accumulation of dirt threatens the free passage of 
air.
    Level 2: N/A
    Level 3: The exhaust fan does not function.
        -OR-
    You estimate that the flue may be completely blocked.

Range/Stove--Missing/Damaged/Inoperable (Common Areas)

    Deficiency: The unit is missing or damaged.
    Level of Deficiency:

    Level 1: The operation of doors or drawers is impeded, but the 
stove is functioning. On gas ranges, flames are not distributed 
equally. The pilot light is out on one or more burners.
    Level 2: One burner is not functioning.
    Level 3: The unit is missing.
        -OR-
    2 or more burners are not functioning.
        -OR-
    The oven is not functioning.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards.''

Refrigerator--Damaged/Inoperable (Common Areas)

    Deficiency: The refrigerator is missing or does not cool 
adequately to store food safety.
    Level of Deficiency:

    Level 1: The refrigerator has an excessive accumulation of ice.
        -OR-
    The seals around the doors are deteriorated.
    Level 2: N/A
    Level 3: The refrigerator is missing.
        -OR-
    The refrigerator does not cool adequately for the safe storage 
of food.

Sink--Damaged/Missing (Common Areas)

    Deficiency: A sink, faucet, or accessories are missing, damaged, 
or not functioning.

    Note: If a stopper is missing, do not record it as a deficiency.

    Level of Deficiency:

    Level 1: You see extensive discoloration or cracks in 50% or 
more of the basin, but the sink and hardware can still be used to 
prepare food.
    Level 2: N/A
    Level 3: The sink or hardware is either missing or not 
functioning.

Dryer Vent--Missing/Damaged/Inoperable (Common Areas)

    Deficiency: There is no adequate way to vent heat and lint to 
the outside.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The dryer vent is missing or you see that it is not 
functioning because it is blocked. Dryer exhaust is not effectively 
vented to the outside.

Baluster/Side Railings--Damaged (Common Areas)

    Deficiency: The baluster or side railing on the exterior 
improvement is loose, damaged, or not functioning--limiting the safe 
use of this area.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The baluster or side rails enclosing the areas are 
loose, damaged, or missing, limiting the safe use of this area.

Restroom Cabinet--Damaged/Missing (Common Areas)

    Deficiency: You see damaged or missing cabinets, vanity tops, 
drawers, shelves, doors, medicine cabinets, or vanities.
    Level of Deficiency:

    Level 1: You see damaged or missing shelves, vanity tops, 
drawers, or doors that are not functioning as they should for 
storage or their intended purpose.
    Level 2: N/A
    Level 3: N/A

Shower/Tub--Damaged/Missing (Common Areas)

    Deficiency: The shower, tub, or components are damaged or 
missing.

    Note: A missing stopper in a common area is not a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: The shower or tub can be used, but you see cracks or 
extensive discoloration in more than 50% of the basin.
    Level 3: The shower or tub cannot be used for any reason. The 
shower, tub, faucets, drains, or associated hardware is missing or 
has failed.

Ventilation/Exhaust System--Inoperable (Common Areas)

    Deficiency: The apparatus used to exhaust air has failed.

    Note: If there was never a bathroom fan, do not record this as a 
deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: An exhaust fan is not functioning.
      -OR-
    A bathroom window cannot be opened.
    Level 3: N/A

Water Closet/Toilet--Damaged/Clogged/Missing (Common Areas)

    Deficiency: A water closet/toilet is damaged or missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: Fixture elements--seat, flush handle, cover etc--are 
missing or damaged.
      -OR-
    The toilet are cracked, or the hinge is broken.
    Level 3: The bowl is fractured or broken and cannot retain 
water.
      -OR-
    The water closet/toilet is missing.
      -OR-
    There is a hazardous condition.
      -OR-
    The water closet/toilet cannot be flushed, because of 
obstruction or another defect.

Chutes Damaged/Missing Components (Common Areas)

    Deficiency: The structure that directs garbage into the 
appropriate storage container is missing or damaged. This includes 
the chute, chute door, and other components.

[[Page 59117]]


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

    Level of Deficiency:

    Level 1: N/A
    Level 1: Garbage has backed up into chutes, because the 
collection structure is missing or broken. Compactors or 
components--chute, chute door, and other components--have failed.
    Level 3: N/A

Unit Inspectable Items

    Items to inspect for ``Unit'' are as follows:
     Bathroom
     All-for-Aid
     Ceiling
     Doors
     Electrical System
     Floors
     Hot Water Heater
     HVAC System
     Kitchen
     Laundry Area
     Lighting
     Outlets/Switches
     Patio/Porch/Balcony
     Smoke Detector
     Stairs
     Walls
     Windows

Bathroom (Unit)

    A room equipped with a water closet or toilet, tub and/or 
shower, sink, cabinet(s) and/or closet.
    This inspectable item can have the following deficiencies:
    Bathroom Cabinets--Damaged/Missing
    Lavatory Sink--Damaged/Missing
    Plumbing--Clogged Drains
    Plumbing--Leaking Faucet/Pipes
    Shower/Tub--Damaged/Missing
    Ventilation/Exhaust System--Inoperable
    Water Closet/Toilet--Damaged/Clogged/Missing

Bathroom Cabinets--Damaged/Missing (Bathroom)

    Deficiency: You see damaged or missing cabinets, vanity tops, 
shelves, doors, medicine cabinets, or vanities.
    Level of Deficiency:

    Level 1: You see damaged or missing shelves, vanity tops, 
drawers, or doors that are not functioning as they should for 
storage or their intended purpose.
    Level 2: N/A
    Level 3: N/A

Lavatory Sink--Damaged/Missing (Bathroom)

    Deficiency: A basin (sink) is missing or shows signs of 
deterioration or distress.

    Note: If you see the stopper near the shower/tub area, do not 
record it as a deficiency.

    Level of Deficiency:

    Level 1: The sink can be used, but you see either of these:
    There are cracks or extensive discoloration in more than 50% of 
the basin.
    -OR-
    A stopper is missing.
    Level 2: N/A
    The sink cannot be used, because the sink or associated hardware 
is missing or has failed.

Plumbing--Clogged Drains (Bathroom)

    Deficiency: Water does not drain adequately in the shower, or 
basin (sink).
    Level of Deficiency:

    Level 1: Water does not drain freely, but the fixtures can be 
used.
    Level 2: N/A
    Level 3: The fixtures are not usable, because the drain is 
completely clogged or shows extensive deterioration.

Pluming--Leaking Faucet/Pipes (Bathroom)

    Deficiency: You see that a basin, shower, water closet, tub 
faucet, or associated pipes are leaking water.
    Level of Deficiency:

    Level 1: You see a leak or drip that is contained by the basin, 
and the faucet or pipe can be used.
    Level 2: N/A
    Level 3: You see a steady leak that is adversely affecting the 
area around it.
        -OR-
    The faucet or pipe cannot be used.

Shower/Tub--Damaged/Missing (Bathroom)

    Deficiency: The shower, tub, or components are damaged or 
missing. This includes associated hardware--grab bars, shower doors, 
etc.

    Note:   
    1. This does not include leaking faucets and pipes.
    2. If you see the stopper near the shower/tub area, do not 
record it as a deficiency.

    Level of Deficiency:

    Level 1: A stopper is missing.
    Level 2: The shower or tub can be used, but you see cracks or 
extensive discoloration in more than 50% of the basin.
    Level 3: The shower or tub cannot be used for any reason. The 
shower, tub, faucets, drains, or associated hardware is missing or 
has failed.

Ventilation/Exhaust System--Inoperable (Bathroom)

    Deficiency: The apparatus used to exhaust air has failed.

    Note:   
    1. If a resident has blocked an exhaust fan but it can function 
properly, do not record this as a deficiency.
    2. If a resident has disconnected a fan, consider it functional 
if it can be immediately reconnected for your inspection.
    3. If there was never a bathroom fan, do not record this as a 
deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: An exhaust fan is not functioning.
        -OR-
    A bathroom window cannot be opened.
    Level 3: N/A

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

    Deficiency: A water closet/toilet is damaged or missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: Fixture elements--seat, flush handle, cover etc.--are 
missing or damaged.
        -OR-
    The toilet seat is cracked, or the hinge is broken.
    Level 3: The bowl is fractured or broken and cannot retain 
water.
        -OR-
    The water closet/toilet is missing.
        -OR-
    There is a hazardous condition.
        -OR-
    The water closet/toilet cannot be flushed, because of 
obstruction or another defect.

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.
    Inoperable (Call-for-Aid)
    Deficiency: The system does not function as it should.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The system does not function as it should.

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/Cracks
    Peeling/Needs Paint
    Water Stains/Water Damage/Mold/Mildew

Bulging/Buckling (Ceiling)

    Deficiency: The ceiling is bowed, deflected, sagging, or is no 
longer aligned horizontally.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see bulging, buckling, sagging, or a problem with 
alignment.
        Comments
    Level 3: If there is any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Holes/Missing Tiles/Panels/Cracks (Ceiling)

    Deficiency:
    --The ceiling surface has punctures that may or may not 
penetrate completely.
        -OR-
    --Panels or tiles are missing or damaged.
    Level of Deficiency:

    Level 1: You see small hole that are no larger than a sheet of 
paper--8\1/2\ inches by 11 inches.
        -OR-
    No hole penetrates the area above.
        -OR-
    You see that no more than 3 tiles or panels are missing.
    Level 2: You see a hole that is larger than a sheet of paper--
8\1/2\ inches by 11 inches--but it does not penetrate the area 
above. (You cannot see through it).

[[Page 59118]]

        -OR-
    You see that more than 3 tiles or panels are missing.
        -OR-
    You see a crack more than \1/8\ inch wide and 11 inches long.
    Level 3: You see a hole that penetrates the area above; you can 
see through it
        Comments
    Level 3: If a hole is a health and safety concern, you must 
record it manually in ``Health and Safety Hazards.''

Peeling/Needs Paint (Ceiling)

    Deficiency:

    --You see paint that is peeling, cracking, flaking, or otherwise 
deteriorated.
        -OR-
    --You see a surface that is not painted.
    Level of Deficiency:

    Level 1: The affected area is larger than 1 square foot, but 
smaller than 4 square feet.
    Level 2: The affected area is larger than 4 square feet.
    Level 3: N/A

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

    Deficiency: You see evidence of water infiltration, mold, or 
mildew that may have been caused by saturation or surface failure.
    Level of Deficiency:

    Level 1: On one ceiling, you see evidence of a leak, mold, or 
mildew--such as a darkened area--over a small area (more than 1 
square foot but less than 4 square feet). You estimate that less 
than 10% of the ceiling surface area is affected. You may or may not 
see water.
    Level 2: On one ceiling, you see evidence of a leak mold or 
mildew--such as a darkened area--over a large area (more than 4 
square feet). You may or may not see water.
        -OR-
    You estimate that 10-50% of the ceiling areas has Level 1 
damage.
    Level 3: On one ceiling, you estimate that a large portion--50% 
of its surface--has been substantially saturated or damaged by 
water, mold, or mildew. You see cracks, moist areas, mold, or 
mildew.
    The ceiling surface may have failed.
        -OR-
    In any one unit, you estimate that more than 50% of the ceiling 
shows Level 1 damage from stains, mold, or mildew.
        -OR-
    Level 3: If the condition is a health and safety concerns, you 
must record it manually in ``Health and Safety: Air Quality.''

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/Glass
    Damaged Frames/Threshold/Lintels/Trim
    Damaged Hardware/Locks
    Damaged/Missing Screen/Storm/Security Door
    Deteriorated/Missing Seals (Entry Only)
    Missing Door

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

    Deficiency: You see damage to the door surface that:

    --may affect either the surface protection or the strength of 
the door
        -OR-
    --may compromise building security
    This includes holes, peeling/cracking/no paint, broken glass, 
and significant rust.

    Note: If the door is a bathroom door or entry door, this is a 
Level 3 deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: One interior door--not a bathroom or entry door--has a 
hole or holes with a diameter ranging from \1/4\ inch to 1 inch.
    Level 3: One door has a hole or holes larger than 1 inch in 
diameter, significant peeling/cracking/no paint, rust that affects 
the integrity of the door surface, or broken/missing glass.
        -OR-
    If a bathroom door or entry door has Level 2 damage.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Damaged Frames/Threshold/Lintels/Trim (Doors)

    Deficiency: You see a frame, header, jamb, threshold, lintel, or 
trim that is warped, split, cracked, or broken.

    Note: If you see damage to a door's hardware--locks, hinges, 
etc.--record this under ``Doors-Damage Hardware/Locks''.

    Level of Deficiency:

    Level 1: N/A
    Level 2: At least one door is not functioning or cannot be 
locked because of damage to the frame, threshold, lintel, or trim.
    Level 3: At least one bathroom door or entry door is not 
functioning or cannot be locked because of damage to the frame, 
threshold, lintel, or trim.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazards.''

Damaged Hardware/Locks (Doors)

    Deficiency: The attachments to a door that provide hinging, 
hanging, opening, closing, surface protection, or security are 
damaged or missing. These include locks, panic hardware, overhead 
door tracks, springs and pulleys sliding door tracks and hangers, 
and door closures.

    Note:   
    1. If a door is designed to have a lock, the lock should work. 
If a door is designed without locks, do not record it as a 
deficiency.
    2. If a lock has been removed from an interior door, do not 
record this as a deficiency.
    3. 504 units have had locks removed. Before you start the 
inspection, you should be given a list of units relative to 504/FH/
ADA. Do not record these missing locks as deficiencies.
    4. For public housing, if a lock on a bedroom door is missing or 
damaged, do not record it as a deficiency.

    Level of Deficiency:

    Level 1: A closet door does not function as it should because of 
damage to the door's hardware.
        -OR-
    A closet door that requires locking cannot be locked because of 
damage to the door's hardware.
    Level 2: A door does not function as it should because of damage 
to the door's hardware.
        -OR-
    A door that requires locking cannot be locked because of damage 
to the door's hardware.
    Level 3: A bathroom door or entry door does not function as it 
should because of damage to the door's hardware.
        -OR-
    A bathroom door or entry door that requires locking cannot be 
locked because of damage to the door's hardware.

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

    Deficiency: You see damage to surfaces, including screens, 
glass, frames, hardware, and door surfaces.
    Level of Deficiency:

    Level 1: At least one screen door or storm door is damaged or is 
missing screens or glass--shown by an empty frame or frames.
    Level 2: N/A
    Level 3: A security door is not functioning or missing.
        Comments
    Level 3: ``Missing'' applies only if a security door that should 
be there is not there.

Deteriorated/Missing Seals (Entry Only) (Doors)

    Deficiency: The seals and stripping around the entry door(s) to 
resist weather and fire are damaged or missing.

    Note: This defect applies only to entry doors that were designed 
with seals. If a door shows evidence that a seal was never part of 
its design, do not record it as a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The seals are missing on one entry door, or they are so 
damaged that they do not function as they should.

Missing Door (Doors)

    Deficiency: A door is missing.

    Note:   
    1. If a bathroom or entry door is missing, record this as a 
Level 3 deficiency.
    2. If a bedroom door has been removed to improve access for an 
elderly or handicapped resident, do not record this as a deficiency.

    Level of Deficiency:


[[Page 59119]]


    Level 1: A door is missing, but it is not a bathroom door or 
entry door.
    Level 2: Two doors or up to 50% of the doors are missing, but 
they are not bathroom doors or entry doors, and the condition 
presents no hazard.
    Level 3: A bathroom door or entry door is missing.
        -OR-
    You estimate that more than 50% of the unit doors--not including 
bathroom doors and entry doors--are missing.

Electrical System (Unit)

    Portion of the unit 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
    Burnt Breakers
    Evidence of Leaks Corrosion
    Frayed Wiring
    GFI Inoperable
    Missing Breakers/Fuses
    Missing Covers

Blocked Access to Electrical Panel (Electrical System)

    Deficiency: A fixed obstruction or item of sufficient size and 
weight can delay or prevent access to any panel board switch in an 
emergency.

    Note: If you see an item that is easy to remove, like a picture, 
do not note this as a deficient.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: One or more fixed items of sufficient size and weight 
can impede access to the unit's electrical panel during an 
emergency.

Burnt Breakers (Electrical System)

    Deficiency: Breakers have carbon on the plastic body, or the 
plastic body is melted and scarred.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any carbon residue, melted breakers, or arcing 
scars.

Evidence of Leaks/Corrosion (Electric System)

    Deficiency: You see liquid stains, rust marks, or other signs of 
corrosion on electrical enclosures or hardware.

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

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Any corrosion that affects the condition of the 
components that carry current.
        -OR-
    Any stains or rust on the interior of electrical enclosures.
        -OR-
    Any evidence of water leaks in the enclosure or hardware.

Frayed Wiring (Electrical System)

    Deficiency: You see nicks, abrasions, or fraying of the 
insulation that expose wires that conduct current.

    Note: Do not consider this a deficiency for wires that are not 
intended to be insulated, such as grounding wires.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any nicks, abrasions, or fraying of the 
insulation that expose any conducting wire.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Electrical 
Hazards.''

GFI--Inoperable (Electrical System)

    Deficiency: The GFI does not function.

    Note: To determine whether the GFI is functioning, you must 
press the self-test button in the GFI unit.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The GFI does not function.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it as ``Health and Safety: Electrical Hazards.''

Missing Breakers/Fuses (Electrical System)

    Deficiency: In a panel board, main panel board, or other 
electrical box that contains circuit breakers/fuses, you see an open 
circuit breaker position that is not appropriately blanked-off.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see an open breaker port.

Missing Covers (Electrical System)

    Deficiency: The cover is missing from any electrical device box, 
panel box, switch gear box, control panel, etc., with exposed 
electrical connections.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A cover is missing, and you see exposed electrical 
connections.

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
    Floor Covering Damage
    Missing Flooring/Tiles
    Peeling/Needs Paint
    Rot/Deteriorated Subfloor
    Water Stains/Water Damage/Mold/Mildew

Bulging/Buckling (Floors)

    Deficiency: A floor is bowed, deflected, sagging, or is no 
longer aligned horizontally.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see bulging, buckling, sagging, or a lack of 
horizontal alignment.
        Comments
    Level 3: If you have any doubt about the severity of this 
condition, request an inspection by a structural engineer.

Floor Covering Damage (Floors)

    Deficiency: You see damage to carpet tiles, wood, sheet vinyl, 
or other floor covering.
    Level of Deficiency:

    Level 1: You estimate that only 5-10% of the floor covering has 
stains, surface burns, shallow cuts, small holes, or tears in non-
traffic areas; loose areas; or exposed seams. The covering is fully 
functional, and there is no safety hazard.
    Level 2: You estimate that 10-50% of the floor covering has burn 
marks, cuts, tears, holes, or large sections of exposed seams that 
expose the underlying material. There is no safety hazard.
    Level 3: You estimate that more than 50% of the floor covering 
has burn marks, cuts, tears, holes, or large sections of exposed 
seams that expose the underlying material.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Missing Flooring/Tiles (Floors)

    Deficiency: VCT, sheet, vinyl, carpet, or other flooring 
material is missing.

    Note: If you have a single concern about compromised safety, 
record this as a Level 3 deficiency.

    Level of Deficiency:

    Level 1: For a single floor, small areas of the floor surface 
are missing. You estimate that more than 5% but less than 10% of the 
floors are affected and that this does not cause a safety problem.
    Level 2: You estimate that 10-50% of the floors have missing or 
broken flooring and that this does not cause a safety problem.
    Level 3: You estimate that more than 50% of the floors are 
affected by missing or broken flooring
        -OR-
    Missing or broken flooring causes a single safety problem.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Peeling/Needs Paint (Floors)

    Deficiency: For floors that are painted, you see paint that is 
peeling, cracking, flaking, or otherwise deteriorated.
    Level of Deficiency:

    Level 1: The area affected is more than 1 square foot, but less 
than 4 square feet.
    Level 2: The area affected is more than 4 square feet.
    Level 3: N/A

Rot/Deteriorated Subfloor (Floors)

    Deficiency: The subfloor has decayed or is decaying.

[[Page 59120]]

    Level of Deficiency:

    Level 1: N/A
    Level 2: You see small areas of rot or spongy flooring--more 
than 1 square foot, but less than 4 square feet.
    Level 3: You see large areas of rot--more than 4 square feet--
and applying weight causes noticeable deflection.
        Comments
    Level 3: If you have any doubt about the severity of this 
condition, request an inspection by a structural engineer.

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

    Deficiency: You see evidence of water infiltration, mold, or 
mildew that may have been caused by saturation or surface failure.
    Level of Deficiency:

    Level 1: N/A
    Level 2: You see evidence of a water stain, mold, or mildew--
such as a darkened area--over a small area of floor (1-4 square 
feet). You may or may not see water.
    Level 3: You estimate that a large portion of floor--more than 4 
square feet--has been substantially saturated or damaged by water, 
mold, or mildew. You see cracks, mold, and flaking, and the floor 
surface may have failed.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Air Quality.''

Hot Water Heater (Unit)

    This inspectable item can have the following deficiencies:
    Misaligned Chimney/Ventilation System
    Inoperable Unit/Components
    Leaking Valves/Tanks/Pipes
    Pressure Relief Valve Missing
    Rust/Corrosion

Misaligned Chimney/Ventilation System (Hot Water Heater)

    Deficiency: The exhaust system on a gas-fired or oil-fired unit 
is misaligned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any misalignment that may cause improper or 
dangerous venting of gases.

Inoperable Unit/Components (Hot Water Heater)

    Deficiency: Hot water supply is not available, because the 
system or system components have malfunctioned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: After running, water from the hot water taps is not 
warmer than room temperature.

Leaking Valves/Tanks/Pipes (Hot Water Heater)

    Deficiency: You see water leaking from any hot water system 
component, including valve flanges, stems, bodies, domestic hot 
water tank, or its piping.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see water leaking.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually in ``Health and Safety Hazards.''

Pressure Relief Valve Missing (Hot Water Heater)

    Deficiency: The pressure relief valve on the unit water heating 
system is missing or does not extend to the floor.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see that the pressure relief valve on the unit 
water heating system is either missing or does not extend to the 
floor.

Rust/Corrosion (Hot Water Heater)

    Deficiency: The equipment or associated piping/ducting shows 
evidence of flaking, oxidation, discoloration, pitting, or crevices.
    Level of Deficiency:

    Level 1: You see superficial surface rust.
    Level 2: You see significant formations of metal oxides, 
flaking, or discoloration--or a pit or crevice.
    Level 3: Because of this condition, the equipment or piping do 
not function.

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:
    Convection/Radiant Heat System Covers Missing/Damaged
    General Rust/Corrosion
    Inoperable
    Misaligned Chimney/Ventilation System
    Noisy/Vibrating/Leaking

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

    Deficiency: A cover on the convection/radiant heat system is 
missing or damaged, which could cause a burn or related injury.
    Level of Deficiency:
    Level 1: N/A
    Level 2: N/A
    Level 3: At least one cover is missing or substantially damaged, 
allowing contact with heating/surface elements or associated fans.
        Comments
    Level 3: When the system is operational during an inspection and 
you see a Level 3 deficiency--a real-time hazard exits--you must 
record it manually in ``Health and Safety: Hazards.''

General Rust/Corrosion (HVAC)

    Deficiency: You see a component of the system with deterioration 
from oxidation or corrosion of system parts.
    Level of Deficiency:

    Level 1: You see deterioration from rust and corrosion on the 
HVAC units in the dwelling unit. The system still provides enough 
heating or cooling.
    Level 2: N/A
    Level 3: N/A

Inoperable (HVAC)

    Deficiency: The heating, cooling, or ventilation system does not 
function.

    Note: If the HVAC system does not operate because of seasonal 
conditions, do not record this as a deficiency.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The HVAC does not function; it does not provide the 
heating or cooling it should. The system does not respond when the 
controls are engaged.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Hazards.''

Misaligned Chimney/Ventilation System (HVAC)

    Deficiency: The exhaust system on a gas-fired unit is 
misaligned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see any misalignment that may cause improper or 
dangerous venting of gases.

Noisy/Vibrating/Leaking (HVAC)

    Deficiency: The HVAC distribution components, including fans, 
are the source of abnormal noise, unusual vibrations, or leaks.
    Level of Deficiency:

    Level 1: The HVAC system shows signs of abnormal vibrations, 
other noise, or leaks when engaged. The system still provides enough 
heating or cooling to maintain a minimum temperature range in the 
major living areas.
    Level 2: N/A
    Level 3: N/A

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

Cabinets--Missing/Damaged (Kitchen)

    Deficiency: Cabinets are missing or the laminate is separating. 
This includes cases, boxes, or pieces of furniture with drawers, 
shelves, or doors--primarily used for storage--mounted on walls or 
floors.
    Level of Deficiency:

    Level 1: N/A

[[Page 59121]]

    Level 2: You see that 10-50% of the cabinets, doors, or shelves 
are missing or the laminate is separating.
    Level 3: You see that more than 50% of the cabinets, doors, or 
shelves are missing or the laminate is separating.

Countertops--Missing/Damaged (Kitchen)

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

    Level 1: N/A
    Level 2: 20% or more of the countertop working surface is 
missing, deteriorated, or damaged below the laminate--not a sanitary 
surface to prepare food.
    Level 3: N/A

Dishwasher/Garbage Disposal--Inoperable (Kitchen)

    Deficiency: A dishwasher or garbage disposal, if provided, does 
not function as it should.
    Level of Deficiency:

    Level 1: N/A
    Level 2: The dishwasher or garbage disposal does not function as 
it should.
    Level 3: N/A

Plumbing--Clogged Drains (Kitchen)

    Deficiency: The water does not drain adequately.
    Level of Deficiency:

    Level 1: The basin does not drain freely.
    Level 2: N/A
    Level 3: The drain is completely clogged or has suffered 
extensive deterioration.

Plumbing-Leaking Faucets/Pipes (Kitchen)

    Deficiency: You see that a basin faucet or drain connections 
leak.
    Level of Deficiency:

    Level 1: You see a leak or drip that is contained by the basin 
or pipes, and the faucet is functioning as it should.
    Level 2: N/A
    Level 3: You see a steady leak that is having an adverse affect 
on the surrounding area, and the faucet or pipe is not usable.

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

    Deficiency: The apparatus that draws out cooking exhaust does 
not function as it should.
    Level of Deficiency:

    Level 1: An accumulation of dirt threatens the free passage of 
air.
    Level 2: N/A
    Level 3: The exhaust fan does not function.
        -OR-
    You estimate that the flue may be completely blocked

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

    Deficiency: The unit is missing or damaged.

    Note: Before the inspection starts, you should be given a list 
of units under 504/FH/ADA. Do not record these disconnected or 
partially disconnected ranges/stoves as a deficiency.

    Level of Deficiency:

    Level 1: The operation of doors or drawers is impeded, but the 
stove is functioning. On gas ranges, flames are not distributed 
equally. The pilot light is out on one or more burners.
    Level 2: One burner is not functioning.
    Level 3: The unit is missing.
        -OR-
    2 or more burners are not functioning.
        -OR-
    The oven is not functioning.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually as ``Health and Safety: Hazrds.''

Refrigerator--Missing/Damaged/Inoperable (Kitchen)

    Deficiency: The refrigerator is missing or does not cool 
adequately for the safe storage of food.
    Level of Deficiency:
    Level 1: The refrigerator has an excessive accumulation of ice.
        -OR-
    The seals around the doors are deteriorated.
    Level 2: N/A
    Level 3: The refrigerator is missing.
        -OR-
    The refrigerator does not cool adequately for the safe storage 
of food.

Sink--Missing/Damaged (Kitchen)

    Deficiency: A sink, faucet, or accessories are missing, damaged, 
or not functioning.

    Note: If a stopper is missing, do not record it as a deficiency.

    Level of Deficiency:

    Level 1: You see extensive discoloration or cracks in 50% or 
more of the basin, but the sink and hardware can still be used to 
prepare food.
    Level 2: N/A
    Level 3: The sink of hardware is either missing or not 
functioning.

Laundry Area (Room) (Unit)

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

    Dryer Vent Missing/Damaged/Inoperable

Dryer Vent Missing/Damaged/Inoperable (Laundry Area (Room))

    Deficiency: Inadequate means is available to vent accumulated 
heat/lint to the outside.
    Level of deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Dryer vent is missing or is visually determined to be 
inoperable (blocked). Dryer exhaust is not effectively vented to the 
outside.

Lighting (Unit)

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

Missing/Inoperable Fixture (Lighting)

    Deficiency: A lighting fixture is missing or does not function 
as it should. The malfunction may be in the total system or 
components--excluding light bulbs.
    Level of Deficiency:

    Level 1: In one room in a unit, a permanent lighting fixture is 
missing or not functioning, and no other switched light source is 
functioning in the room.
    Level 2: In two rooms, a permanent lighting fixture is missing 
or not functioning, and no other switched light source is 
functioning in the rooms.
    Level 3: In more than two rooms, a permanent light fixture is 
missing or not functioning, and no other switched light sources are 
functioning in the rooms.

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

Missing (Outlets/Switches)

    Deficiency: An 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.

    Level or Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: An outlet, switch, or both are missing.
        Comments
    Level 3: If this condition is a health and safety concern, you 
must record it manually as a ``Health and Safety: Electrical 
Hazards.''

Missing/Broken Cover Plates (Outlets/Switches)

    Deficiency: The flush plate used to cover the opening around a 
switch or outlet is damaged or missing.
    Level of Deficiency:
    Level 1: An outlet or switch has a broken cover plate over a 
junction box, but this does not cause wires to be exposed.
    Level 2: N/A
    Level 3: A cover plate is missing, which causes wires to be 
exposed.

Patio/Porch/Balcony (Unit)

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

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

    Deficiency: A baluster or side rails on the porch/patio/balcony 
is loose, damaged, or does not function, which limits the safe use 
of this area.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A

[[Page 59122]]

    Level 3: The baluster or side rail enclosing this area are 
loose, damaged, or missing, limiting the safe use of this area.

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.
    This inspectable item can have the following deficiency:
    Missing/Inoperable

Missing/Inoperable (Smoke Detector)

    Note:   1. There must be at least one smoke detector on each 
level.
    2. If 2 or more smoke detectors are on the same level in visible 
proximity, at least one of the smoke detectors must function as it 
should.


    Level of Deficiency:
    Level 1: N/A
    Level 2: N/A
    Level 3: A single smoke detector is missing or does not function 
as it should.

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

Broken/Missing Hand Railing (Stairs)

    Deficiency: The hand-rail is damaged or missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: The hand-rail for four or more stairs is either 
missing, damaged, loose, or otherwise unusable.

Broken/Damaged/Missing Steps (Stairs)

    Deficiency: The horizontal tread or stair surface is damaged or 
missing.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: A step is broken or missing.

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
    Damaged/Deteriorated Trim
    Peeling/Needs Paint
    Water Stains/Water Damage/Mold/Mildew

Bulging/Buckling (Walls)

    Deficiency: A wall is bowed, deflected, sagged, or is no longer 
vertically aligned.
    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: You see bulging, buckling, sagging, or that the wall is 
not longer vertically aligned.
        Comments
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Damaged (Walls)

    Deficiency: You see punctures in the wall surface that may or 
may not penetrate completely. Panels or tiles may be missing or 
damaged.

    Note: This does not include small holes created by hanging 
pictures, etc.

    Level of Deficiency:

    Level 1: In a wall, you find a hole, missing tile or panel, or 
other damaged that is between 1 inch and 8\1/2\ inches by 11 inches. 
The hole does not penetrate the adjoining room; you cannot see 
through it.
    Level 2: In a wall, you find a hole, missing tile or panel, or 
other damage that is larger than a sheet of paper--8\1/2\ inches by 
11 inches.
        -OR-
    You find a crack greater than L inches wide and at least 11 
inches long.
    Level 3: You find a hold of any size that penetrates an 
adjoining room; you can see through the hole.
        -OR-
    Two or more walls than Level 2 holes.

Damaged/Deteriorated Trim (Walls)

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

    Note: Before the inspection starts, you should be given a list 
of 504/FH/ADA building/units. For the buildings/units on this list, 
do not record superficial surface/paint damage caused by 
wheelchairs, walkers, or medical devices as a deficiency.

    Level of Deficiency:

    Level 1: You see small areas of deterioration in the trim 
surfaces, and you estimate that 5-10% of the wall area is affected.
    Level 2: You see large areas of deterioration in the trim 
surfaces, and you estimate that 10-50% of the wall area is affected.
    Level 3: You see significant areas of deterioration in the wall 
surfaces, and you estimate that more than 50% of the wall area is 
affected.

Peeling/Needs Paint (Walls)

Deficiency:

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

    Note: Before the inspection starts, you should be given a list 
of 504/FH/ADA buildings/units. For the buildings/items on this list, 
do not record as deficiencies any superficial surface/paint damage 
caused by wheelchairs, walkers, or medical devices.

    Level of Deficiency:

    Level 1: The affected area affected is more than 1 square foot 
but less than 4 square feet.
    Level 2: The affected ares is more than 4 square feet.
    Level 3: N/A

Water Stains/Water Damage/Mold Mildew (Walls)

    Deficiency: Walls are not watertight. You see evidence of water 
infiltration, mold, or mildew--or damage caused by saturation or 
surface failure.
    Level of Deficiency:

    Level 1: You see evidence of a leak, mold, or mildew--such as a 
darkened area--over a small area (more than 1 square foot but less 
than 4 square feet). You may or may not see water.
    Level 2: You see evidence of a leak, mold, or mildew--such as a 
darkened area--over a large area (more than 4 square feet). You 
probably see water.
    Level 3: On one or more walls, you estimate that a large 
portion--50% of the surface--has been substantially saturated or 
damaged by water, mold, or mildew. You see cracks, moist areas, 
mold, or flaking. The wall surface may have failed.
        -OR-
    In any one unit, you estimate that more than 50% of the walls 
shows Level 1 damage from stains, mold, or mildew.
        Comments
    Level 3: If the condition is a health and safety concern, you 
must record it manually in ``Health and Safety: Air Quality.''

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

Cracked/Broken/Missing Panes (Windows)

    Deficiency: A glass pane is cracked, broken, or missing from the 
window sash.
    Level of Deficiency:

    Level 1: You see a cracked window pane.
    Level 2: N/A
    Level 3: You see that a window pane is broken or missing from 
the window sash.

Damaged Window Sill (Windows)

    Deficiency: The sill-the horizontal part of the window that 
bares the upright portion of the frame--is damaged.

    Note:  When looking for damage to window sills, do not include 
scratches and cosmetic deficiencies.

    Level of Deficiency:

    Level 1: A sill is damaged, but still there. The inside of a 
surrounding wall is not exposed, and you see no impact on the 
operation or functioning of the window or on its weather tightness.
    Level 2: A sill is missing or damaged enough to expose the 
inside of the

[[Page 59123]]

surrounding walls and compromise its weather tightness.
    Level 3: N/A

Inoperable/Not Lockable (Windows)

    Deficiency: A window cannot be opened or closed because of 
damage to the frame, faulty hardware, or another cause.

    Note:   
    1. If a window is not designed to lock, do not record this as a 
deficiency.
    2. Windows that are accessible from the outside--a ground level 
window, for example--must be lockable.

    Level of Deficiency:

    Level 1: A window is not functioning, but can be secured. Other 
windows in the immediate area are functioning.
    Level 2: N/A
    Level 3: A window is not functioning, but cannot be secured. In 
the immediate area, there are not other windows that are functioning 
properly.

Missing/Deteriorated Caulking/Seals (Windows)

    Deficiency: The caulking or seals that resists weather is 
missing or deteriorated.

    Note:   
    1. This includes Thermopane and insulated windows that have 
failed.
    2. Caulk and seals are considered to be deteriorated when two or 
more seals for any window have lost their elasticity. (If the seals 
crumble and flake when touched, they have lost their elasticity.)

    Level of Deficiency:

    Level 1: N/A
    Level 2: Most of the window shows missing or deteriorated caulk, 
but there is no evidence of damage to the window or surrounding 
structure.
    Level 3: There are missing or deteriorated caulk or seals--with 
evidence of leaks or damage to the window or surrounding structure.

Peeling/Needs Paint (Windows)

    Deficiency: Paint covering the window assembly or trim is 
cracking, flaking, or otherwise failing.
    Level of Deficiency:

    Level 1: You see peeling paint or a window that needs paint.
    Level 2: N/A
    Level 3: N/A

Security Bars Prevent Egress (Windows)

    Deficiency: Exiting by window is severely limited or impossible 
because security bars are damaged or improperly constructed or 
installed.

    Note: This does not include windows that were not designed for 
exiting.

    Level of Deficiency:

    Level 1: N/A
    Level 2: N/A
    Level 3: Security bars are not functioning as they should, 
limiting the ability to exit through the window and posing safety 
risks.

Health and Safety Inspectable Items

    Items to inspect for ``Health and Safety'' are as follows:
     Air Quality
     Electrical Hazards
     Elevator
     Emergency/Fire Exits
     Flammable Materials
     Garbage and Debris
     Hazards
     Infestation

Air Quality (Health and Safety)

    Indoor/Outdoor 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

Mold and/or Mildew Observed (Air Quality)

    Deficiency: You see evidence of mold or mildew, especially in 
bathrooms and air outlets.

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

    Deficiency: You detect strong propane, natural gas, or methane 
gas odors that could:
    --pose a risk of explosion/fire
    --pose a health risk if inhaled

Sewer Odor Detected (Air Quality)

    Deficiency: You detect sewer odors that could pose a health risk 
if inhaled for prolonged periods.

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

Exposed Wires/Open Panels (Electrical Hazards)

    Deficiency: You see exposed bare wires or openings in electrical 
panels.

    Note: If the accompanying authority has identified abandoned 
wiring, capped wires do not pose a risk and should not be recorded 
as a deficiency.

Water Leaks On or Near Electrical Equipment (Electrical Hazards)

    Deficiency: You see water leaking, puddling, or ponding on or 
immediately near any electrical apparatus. This could pose a risk of 
fire, electrocution, or explosion.

Elevator (Health and Safety)

    Vertical conveyance system for moving personnel, equipment, 
materials, household goods, etc.
    The following deficiency can be noted:
    Tripping

Tripping (Elevator)

    Deficiency: An elevator is misaligned with the floor by more 
than \3/4\ inch. The elevator does not level as it should, which 
causes a tripping hazard.

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:
    Blocked/Unusable
    Missing Exit Signs

Blocked/Unusable (Emergency/Fire Exits)

    Deficiency: The exit cannot be used or exit is limited because a 
door or window is nailed shut, a lock is broken, panic hardware is 
chained, debris, storage, or other conditions.

Missing Exit Signs (Emergency/Fire Exits)

    Deficiency:

    --Exit signs that clearly identify all emergency exits are 
missing.
        -OR-
    --There is no illumination in the area of the sign.

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

Improperly Stored (Flammable Materials)

    Deficiency: Flammable materials are improperly stored, causing 
the potential risk of fire or explosion.

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:
    Indoors
    Outdoors

Indoors (Garbage and Debris)

    Deficiency:

    --Too much garbage has gathered, more than the planned storage 
capacity.
        -OR-
    --Garbage has gathered in an area that is not sanctioned for 
staging or storing garbage or debris.

    Note: This does not include garbage and debris improperly stored 
outside. For this deficiency, see Garbage and Debris--Outdoors.

Outdoors (Garbage and Debris)

    Deficiency:

    --Too much garbage has gathered--more than the planned storage 
capacity.
        -OR-
    --Garbage has gathered in an area not sanctioned for staging or 
storing garbage or debris.

    Note: This does not include garbage improperly stored indoors. 
For this deficiency, see Garbage and Debris--Indoors.

Hazards (Health and Safety)

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

[[Page 59124]]

    Sharp Edges
    Tripping

Other (Hazards)

    Deficiency: If you see any general defects or hazards that pose 
risk of bodily injury, you must note them.

    Note: This includes hazards that are not specifically defined 
elsewhere.

Sharp Edges (Hazards)

    Deficiency: You see any physical defect that could cause cutting 
or breaking human skin or other bodily harm--generally in commonly 
used or traveled areas.

Tripping (Hazards)

    Deficiency: You see 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. For this deficiency, see Elevator--Tripping 
under Health and Safety.

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

Insects (Infestation)

    Deficiency: You see evidence of infestation of insects--
including roaches and ants--throughout a unit or room, especially in 
food preparation and storage areas.

    Note:   
    1. This does not include infestation from rats/mice. For this 
deficiency, see Infestation--Rats/Mice/Vermin under Health and 
Safety.
    2. If you see baits, traps, and sticky boards that show no 
presence of insects, do not record this as a deficiency.

Rats/Mice/Vermin (Infestation)

    Deficiency: You see evidence of rats or mice--sightings, rat or 
mouse holes, or droppings.

    Note:   
    1. This does not include infestation from insects. For this 
deficiency, see Infestation--Insects under Health and Safety.
    2. If you see baits, traps, or sticky boards that show no 
presence of vermin, do not record this as a deficiency.

[FR Doc. 01-29266 Filed 11-23-01; 8:45 am]
BILLING CODE 4210-33-P