REAC - Common Areas – Locations


Common Areas – Locations

Baluster/Side Railings – Damaged

Deficiency: The baluster or side railing on the exterior improvement is loose, damaged or missing, 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 area are loose, damaged, or missing, limiting the safe use of this area.

 

Cabinets – Missing/Damaged

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% to 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.

 

Call-for-Aid – Inoperable

System to summon help. May be visual, audible, or both. May be activated manually or automatically when pre-programmed conditions are met.

Deficiency: The system does not function as it should.

 

Note: Inspector should verify that the Call-for-Aid only alerts local entities (on-site) prior to testing.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: The system does not function as it should.

 

Ceiling

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

 

Bulging/Buckling – Ceiling

Deficiency: A ceiling is bowed, deflected, sagging, or is no longer aligned horizontally to the extent that ceiling failure is possible.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: You see bulging, buckling, sagging, or a lack of horizontal alignment.

 

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 holes that are no larger than a sheet of paper, 8½ inches by 11 inches.

-OR No hole or crack penetrates the area above.

-OR You see that no more than 3 tiles or panels are missing.

-OR You see a crack more than 1/8 inch wide and 11 inches long.

Level 2: You see a hole that is larger than a sheet of paper, 8½ 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.

Level 3: You see a hole or crack that penetrates the area above. You can see through it.

 

Mold/Mildew/Water Stains/Water Damage - Ceiling

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

 

Level of Deficiency:

Level 1: On 1 ceiling, you see evidence of mold or mildew, such as a darkened area, over a large area (more than 1 square foot but less than 4 square feet). You may or may not see water.

Level 2: N/A

Level 3: On 1 ceiling, you estimate that a very large area (more than 1 square foot) of its surface, has been substantially saturated or damaged by mold or mildew. The ceiling surface may have failed.

 

Peeling/Needs Paint ­- Ceiling

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

 

Level of Deficiency:

Level 1: You see paint that is peeling, cracking, flaking or otherwise deteriorated on 1 to 4 ceilings in common areas.

Level 2: You see more than 4 ceilings in common areas that have paint that is peeling, cracking, flaking or otherwise deteriorated, or need paint.

Level 3: N/A

 

Countertops – Missing/Damaged

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 and is not a sanitary surface on which to prepare food.

Level 3: N/A

 

Dishwasher/Garbage Disposal – Inoperable

Deficiency: A dishwasher or garbage disposal, if provided, does not function.

 

Level of Deficiency:

Level 1: N/A

Level 2: The dishwasher or garbage disposal does not function.

Level 3: N/A

 

Doors

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:

  • Damaged Frames/Threshold/Lintels/Trim
  • Damaged Hardware/Locks
  • Damaged/Missing Screen/Storm/Security Door
  • Damaged Surface – (Holes/Paint/Rust/Glass)
  • Deteriorated/Missing Seals (Entry Only)
  • Missing Door
  • Damaged Frames/Threshold/Lintels/Trim (Doors – Common Areas)

 

Damaged Frames/Threshold/Lintels/Trims - Doors

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

 

Level of Deficiency:

Level 1: N/A

Level 2: At least 1 door is not functioning or cannot be locked because of damage to the frame, header, jamb, threshold, lintel, or trim.

Level 3: At least 1 restroom door, entry door, or fire is not functioning or cannot be locked because of damage to the frame, header, jamb, threshold, lintel, or trim.

 

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 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 the UFAS. 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.

 

Damaged/Missing Screen/Storm/Security Door - Doors

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 is observed not to be there.)

 

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

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

 

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 ¼ 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.

 

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 1 entry door, or they are so damaged that they do not function as they should.

 

Missing Door - Doors

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.

 

Dryer Vent – Missing/Damaged/Inoperable

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.

 

Electrical

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

 

Blocked Access to Electrical Panel - Electrical

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.

 

Burnt Breakers - Electrical

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

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

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 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.

 

Missing Breakers - Electrical

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

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 POA 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.

 

Floors

The visible horizontal surface system within a room or area underfoot; the horizontal division between 2 stories of a structure.

 

This inspectable item can have the following deficiencies:

  • Bulging/Buckling
  • Hard Floor Covering Missing/Damaged Flooring/Tiles
  • Mold/Mildew/Water Stains/Water Damage
  • Peeling/Needs Paint
  • Rot/Deteriorated Subfloor
  • Soft Floor Covering Damaged

 

Bulging/Buckling - Floors  

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.

 

Hard Floor Covering Missing/Damaged Flooring/Tiles - Floors

Deficiency: You see that hard flooring, terrazo, hardwood, ceramic tile, sheet vinyl, vinyl tiles, or other similar flooring material, is missing a section(s), or presents a tripping or cutting hazard, associated with but not limited to, holes or delamination.

 

Level of Deficiency:

Level 1: For any single floor surface, you see deficiencies in areas of the floor surface. You estimate that 5% to 10% of the floor is affected, and there are no safety problems.

Level 2: You estimate that 10% to 50% of any single floor surface is affected, but there are no safety problems.

Level 3: You estimate that more than 50% of any single floor surface is affected by Level 1 deficiencies.

-OR The condition causes a safety problem.

 

Mold/Mildew/Water Stains/Water Damage - Floors

Deficiency: You see mold or mildew that may have been caused by saturation or surface failure or evidence of water infiltration or other moisture producing conditions.

 

Level of Deficiency:

Level 1: N/A

Level 2: On 1 floor, you see evidence of mold or mildew, such as a darkened area, over a large area (4 square inches to 1 square foot). You may or may not see water.

Level 3: On 1 floor, you estimate that a very large area (more than 1 square foot) of its surface, has been substantially saturated or damaged by mold, or mildew. The floor surface may have failed.

 

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.

 

Level of Deficiency:

Level 1: N/A

Level 2: Evidence of small areas of rot, 1 to 4 square feet.

Level 3: Evidence of large areas of rot, more than 4 square feet.

 

Soft Floor Covering Damaged - Floors

Deficiency: You see damaged and/or missing soft floor covering.

 

Level of Deficiency:

Level 1: You estimate that 5% to 10% of any single 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% to 50% of any single 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: You estimate that more than 50% of any single floor covering is damaged.

-OR Damage to the soft floor covering exposes the underlying material.

 

GFI – Inoperable

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.

 

Graffiti

Deficiency: You see crude inscriptions or drawings scratched, painted, or sprayed on an interior building surface at 1 location. An interior surface includes but is not limited to walls, doors, ceiling, and floors.  A location is defined as 1 general area in a building such as 1 hallway in a 10 story building or 1 floor of a stairwell in a 5 story building.

 

Level of Deficiency:

Level 1: You see graffiti on an interior surface at 1 location in the same building.

Level 2: You see graffiti at 2 to 5 locations on interior surfaces in the same building.

Level 3: You see graffiti in 6 or more locations on interior surfaces in the same building.

 

HVAC

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 source.

 

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 1 cover is missing or substantially damaged, allowing contact with heating/surface elements or associated fans.

 

General Rust/Corrosion - HVAC

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 does not function.

 

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 system does not function; it does not provide the heating or cooling it should. The system does not respond when the controls are engaged.

 

Misaligned Chimney/Ventilation System - HVAC

Deficiency: The exhaust system on a gas, oil fired, or coal unit is misaligned.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: You see any misalignment of an exhaust system on a gas fired, oil fired or coal unit that may cause improper or dangerous venting of gases.

 

Noisy/Vibrating/Leaking - HVAC

Deficiency: The HVAC distribution components, including fans, are the source of unusual vibrations, leaks, or abnormal noise. Examples may include, but are not limited to, screeching, squealing, banging, shaking, etc.

 

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

 

Lavatory Sink – Damaged/Missing

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.

 

Lighting – Missing/Damaged/Inoperable Fixture

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 POA to verify that these conservation systems are in place.

 

Level of Deficiency:

Level 1: N/A

Level 2: 20% to 50% of the permanent lighting fixtures are missing or damage to the point where 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 to the point where they do not function. This results in inadequate lighting in the common area(s).

 

Mailboxes – Missing/Damaged

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

 

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.

 

Outlets/Switches/Cover Plates – Missing/Broken

The receptacle connected to a power supply or method to control the flow of electricity. Included are 2 and 3 prong outlets, ground fault interrupters, pull cords, 2 and 3 pole switches and dimmer switches.

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.

 

Pedestrian/Wheelchair Ramp

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.

 

Plumbing

This inspectable item can have the following deficiencies:

  • Clogged Drains
  • Leaking Faucet/Pipes

 

Clogged Drains - Plumbing

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.

 

Leaking Faucet/Pipes - Plumbing

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

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

 

Level of Deficiency:

Level 1: An accumulation of dirt, grease, or other barrier noticeably reduces 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

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 1or more burners.

Level 2: One burner is not functioning.

Level 3: The unit is missing.

-OR Two or more burners are not functioning.

-OR The oven is not functioning.

 

Refrigerator – Damaged/Inoperable

Deficiency: The refrigerator is missing or does not cool adequately to store food safely.

 

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.

 

Restroom Cabinet – Damaged/Missing

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 cabinets, vanity tops, drawers, shelves, doors, medicine cabinets or vanities 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

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

 

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.

 

Sink – Missing/Damaged

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

 

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.

 

Smoke Detector – Missing/Inoperable

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.

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 1 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/Hand Railings Damaged

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/Damaged/Missing Steps
  • Broken/Missing Hand Railing

 

Broken/Damaged/Missing Steps - Stairs/Hand Railings Damaged

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.

 

Broken/Missing Hand Railing - Stairs/Hand Railings Damaged

Deficiency: The handrail is damaged or missing.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: The handrail for 4 or more stairs is either missing, damaged, loose, or otherwise unusable.

 

Ventilation/Exhaust System – Inoperable

Deficiency: The apparatus used to exhaust air has failed.

 

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

 

Walls

The enclosures of units and rooms. Materials for construction include concrete, masonry block, brick, wood, glass block, plaster, sheet-rock. Surface finish materials include paint or wall coverings.

 

This inspectable item can have the following deficiencies:

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

 

Bulging/Buckling - Walls

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.

 

Damaged - Walls

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

 

Note:

  1. This does not include small holes from hanging pictures, etc.
  2. Control joints/construction joints should not be recorded as a deficiency.
  3. Cracks that have been repaired or sealed properly are no longer a deficiency.

 

Level of Deficiency:

Level 1: In a wall, you find a hole, crack, missing tile or panel, or other damage that is between 1 square inch and 8 ½ inches by 11 inches and does not penetrate the adjoining room/area. You cannot see through it to the adjoining area.

-OR You find a crack greater than 1/8 inch wide and at least 11 inches long.

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 ½ inches by 11 inches, and does not penetrate the adjoining room. You cannot see through it to the adjoining area.

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.

 

Damaged/Deteriorated Trim - Walls

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

 

Level of Deficiency:

Level 1: You see small areas of deterioration in the trim surfaces, and you estimate that 5% to 10% of the wall area is affected.

Level 2: You see large areas of deterioration in the trim surfaces, and you estimate that 10% to 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.

 

Mold/Mildew/Water Stains/Water Damage - Walls

Deficiency: You see mold or mildew that may have been caused by saturation or surface failure or evidence of water infiltration or other moisture producing conditions.

 

Level of Deficiency:

Level 1: On 1 wall, you see evidence of mold or mildew, such as a darkened area, over a large area (4 square inches to 1 square foot). You may or may not see water.

Level 2: N/A

Level 3: On 1 wall, you estimate that a very large area (more than 1 square foot) of its surface has been substantially saturated or damaged by mold, or mildew. The wall surface may have failed.

 

Peeling/Needs Paint - Walls

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

 

Level of Deficiency:

Level 1: The affected area affected is 1 to 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

 

Water Closet/Toilet – Damaged/Clogged/Missing

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 anotherdefect.

 

Windows

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/Missing Screens
  • Damaged Sills/Frames/Lintels/Trim
  • Inoperable/Not Lockable
  • Missing/Deteriorated Caulking/Seals/Glazing Compound
  • 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 glass pane is broken or missing from the window sash.

 

Damaged/Missing Screens - Windows

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

 

Level of Deficiency:

Level 1: One or more screen(s) in a common area are punctured, torn, otherwise damaged, or missing.

Level 2: N/A

Level 3: N/A

 

Damaged Sills/Frames/Lintels/Trim - Windows

Deficiency: The sill, 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, sash lintels or trim, but nothing is missing. The inside of the surrounding wall is not exposed. You see no impact on either the operation or functioning of the window or on its weather tightness.

Level 2: Sills, frames, sash lintels, or trim are missing or damaged enough to expose the inside of the 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, for example, a ground level window, 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 and cannot be secured. In the immediate area, there are no other windows that are functioning properly.

 

Missing/Deteriorated Caulking/Seals/Glazing Compound - Windows

Deficiency: The caulk, seals or glazing compound 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 2 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: Most of the window shows missing or deteriorated caulk, seals and/or glazing compound, but there is no evidence of damage to the window or surrounding structure.

Level 2: N/A

Level 3: There are missing or deteriorated caulk, seals, and/or glazing compound 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 peeling, cracking, flaking, or otherwise failing.

Level of Deficiency:

Level 1: You see paint that is peeling, cracking, flaking or otherwise failing, or a window that needs paint.

Level 2: N/A

Level 3: N/A

 

Security Bars Prevent Egress - Windows

Deficiency: Exiting or egress is severely limited or impossible because security bars are damaged or improperly constructed or installed. Security bars that are designed to open should open. If they do not open, record a deficiency.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: Exiting or egress is severely limited or impossible because security bars are damaged, improperly constructed/installed, or security bars that are designed to open cannot be readily opened.


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