Public Housing Assessment System (PHAS): Physical Condition Scoring Notice and Revised Dictionary of Deficiency Definitions, 47707-47759 [2012-19335]

Agencies

• DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT

[Federal Register Volume 77, Number 154 (Thursday, August 9, 2012)]
[Notices]
[Pages 47707-47759]
From the Federal Register Online via the Government Printing Office [www.gpo.gov]
[FR Doc No: 2012-19335]



[[Page 47707]]

Vol. 77

Thursday,

No. 154

August 9, 2012

Part II





Department of Housing and Urban Development





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





 Public Housing Assessment System (PHAS): Physical Condition Scoring 
Notice and Revised Dictionary of Deficiency Definitions; Notice

Federal Register / Vol. 77 , No. 154 / Thursday, August 9, 2012 / 
Notices

[[Page 47708]]


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

DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT

[Docket No. FR-5526-N-02]


Public Housing Assessment System (PHAS): Physical Condition 
Scoring Notice and Revised Dictionary of Deficiency Definitions

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

ACTION: Final Notice.

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

SUMMARY: This notice provides additional information to public housing 
agencies (PHAs) and members of the public about HUD's process for 
issuing scores under the Physical Condition Indicator of the PHAS under 
the PHAS Physical Condition Scoring Process notice published on 
February 23, 2011. In addition, this notice makes changes to the 
Dictionary of Deficiency Definitions (Dictionary). This notice follows 
a notice for comment that was published on October 13, 2011, and makes 
additional changes to the Dictionary as a result of public comments. 
Because some of these changes to the Dictionary affect the Item Weights 
and Criticality Levels for the inspectable items for which changes have 
been made, this notice republishes the entire Item Weights and 
Criticality Levels table as well as the entire Dictionary as 
Appendices.
    The process for issuing scores and the changes in this notice apply 
to the physical condition inspection process for both multifamily and 
public housing properties.

DATES: Effective Dates: For public housing properties, this notice is 
effective September 10, 2012, and will be applicable to PHAs with 
fiscal years ending on December 31, 2012, and thereafter. For 
multifamily housing properties assisted with project-based Section 8 
that is attached to the structure, section 202 and section 811 capital 
advances and loans for supportive housing for the elderly and persons 
with disabilities, and for multifamily housing properties with 
mortgages insured or held by HUD or that are receiving insurance from 
HUD, as listed at 24 CFR 200.853(b), this notice is effective for all 
inspections conducted on January 1, 2013 and thereafter.

FOR FURTHER INFORMATION CONTACT: Claudia J. Yarus, Department of 
Housing and Urban Development, Office of Public and Indian Housing, 
Real Estate Assessment Center (REAC), 550 12th Street SW., Suite 100, 
Washington, DC 20410 at 202-475-8830 (this is not a toll-free number). 
Persons with hearing or speech impairments may access this number 
through TTY by calling the toll-free Federal Relay Service at 800-877-
8339.

SUPPLEMENTARY INFORMATION:

I. The October 13, 2011 Notice for Comment

    On October 13, 2011 (76 FR 63640), HUD published for public comment 
a notice revising the scoring protocol for the PHAS physical condition 
indicator and making changes to the Dictionary of Deficiency 
Definitions. The major revision was the addition of a point loss cap, 
which limits the amount by which a single deficiency in an inspectable 
area could reduce the overall property score, in response to complaints 
by PHAs that there were situations where the reduction from a single 
deficiency was so severe as to be unfair. Inspectable areas include 
site, building exterior, building system, common areas, and dwelling 
units. Under the point loss cap proposed for comment, the maximum point 
deduction for single deficiencies for the site is 7.5 points; for the 
building exterior, building system, and common areas, 10 points each; 
and for dwelling units, 5 points. Conforming changes proposed to 
implement the point loss cap are described in the October 13, 2011, 
notice; see 76 FR 63641.
    In addition to the point loss cap, changes were proposed to the 
inspection software and to the Dictionary of Deficiency definitions. 
The core functionality of the inspection software has been modified to 
improve data collection. It employs a decision tree model that replaces 
the selection-based model of recording observed deficiencies. The 
inspection protocol remains unchanged, but the overall system will 
include the changes made to the Dictionary of Deficiency Definitions 
and the inclusion of a point loss cap determined at the inspectable 
area level.
    In the notice for comment, the Dictionary of Deficiencies was 
proposed to be changed to introduce clarifications. Technical 
modifications and clarifications were made to a number of deficiencies 
under inspectable items, including building exterior, building systems, 
common areas, units, site, and health and safety. The specific changes 
proposed are found at 76 FR 63648-63654 (October 13, 2011).

II. This Final Notice

    This final PHAS Indicator 1 (physical condition) scoring 
notice, except for the technical and conforming changes to the 
Dictionary stated in the responses to public comments, is the same as 
the proposed notice published for comment on October 13, 2011 (76 FR 
63640), including the point loss cap.
    Changes are made to the Dictionary. The proposed change to building 
exterior/windows, missing/deteriorated caulk, seals, glazing compound 
requires conforming changes to two other deficiencies regarding 
windows. In the deficiency for units, kitchen, range Hood/Exhaust Fans, 
Excessive Grease/Inoperable, which applies to both common areas and 
units, this final notice, pursuant to public comment, removes the note 
referencing this deficiency as a health and safety hazard. In response 
to a comment raising a possible inconsistency in terminology, the 
``site, fencing, and gates'' deficiency and the ``common area, pools, 
and related structures'' deficiency are now both referenced as ``pools 
and related structures (common areas).'' The deficiencies for fences in 
this final notice are for ``non-security/non-safety fences'' and 
``security/safety fences.'' In the deficiency for site, grounds, 
ponding and site drainage, the severity level 2 and 3 definitions are 
revised to state (for level 2) ``at least 100 square feet'' and (for 
level three) ``over 100 square feet.'' In the deficiency for site, 
parking lots/driveways/roads, damaged paving, pursuant to a public 
comment, this final notice adds a note clarifying that repaired or 
sealed cracks are not considered a deficiency. Likewise, this final 
notice adds a similar note to the definition for damaged walls in 
common areas and in units.
    In the definition related to common areas, ceiling, mold, this 
final notice revises the definition to read ``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,'' and the 
title of the definition is revised to conform. Similar deficiency 
definitions for common areas walls and floors and unit ceiling, walls, 
and floors are revised to conform.
    The deficiency definitions regarding soft and hard floor coverings 
in dwelling units are revised in this final notice to conform to the 
proposed definitions for floor coverings in common areas. Also, 
pursuant to a public comment, in the deficiency for common areas, 
floors, rot/deteriorated subfloor, the comment on level 3 is revised to 
be consistent with other similar notes instructing the inspector to 
notify the PHA of possible failure of the item and recommend an 
engineering inspection.
    Because the conforming amendments occur throughout the Dictionary, 
the

[[Page 47709]]

entire Dictionary is republished as Appendix 2 to this notice. Appendix 
1 is the revised Item Weights and Criticality Levels table with the 
changes that correspond to the changes in the Definitions.

III. The Public Comments

    The public comment period for the October 13, 2011 notice closed on 
November 14, 2011. By the close of the public comment period, HUD 
received comments from 8 commenters. Commenters included public housing 
agencies (PHAs) and trade associations involved in public housing and 
real estate. Two of the commenters, in addition to their comments on 
this notice, re-submitted comments that were originally submitted in 
2004 in response to an earlier proposed revision of the Dictionary of 
Deficiency Definitions (see 69 FR 12475 et seq., March 16, 2004). These 
comments are indicated by ``(2004)'' after the comment.
    A summary of the significant issues raised in the public comments, 
and HUD's responses, follows.

A. Physical Inspections

    Issue: Physical inspections generally. A commenter stated that the 
physical condition scoring process is complicated and expensive to 
implement and does not adequately measure the condition of public 
housing properties or the management of the PHA. This commenter stated 
that the process is too complicated with overly rigid rules, and HUD 
should focus on adjustments that streamline and simplify the system 
based on a risk management approach.
    HUD Response: HUD disagrees that the process is too complicated and 
rigid. The Uniform Physical Condition Standards (UPCS) inspection 
protocol was designed to be a uniform inspection process and standard 
for HUD's portfolio of assisted and insured housing through equitable, 
fair and accurate assessments. Both the applicable multifamily and 
public housing regulations employ a risk based approach with respect to 
the frequency of inspections based on the results the UPCS inspection. 
UPCS was designed to assess the condition of the housing (i.e., decent, 
safe and sanitary and in good repair). Efficacy of management 
operations is assessed and measured under separately protocols under a 
separate PHAS indicator and under the Office of Housing (HUD form 9834 
Management Review).
    Another commenter stated that HUD should ensure that the changes 
are consistent with the Administration's efforts to streamline rental 
housing programs through reducing physical inspections. According to 
the commenter, in July 2011, the White House released an alignment 
report that provided a number of suggestions from industry stakeholders 
for reducing the number of annual inspections of multifamily properties 
receiving multiple federal subsidies. The commenter stated that many of 
these housing programs have a variety of physical inspection 
requirements, resulting in multiple inspections of a single property 
annually. According to the commenter, the report suggested expanding 
use of REAC use of all Uniform Physical Condition Standards (UPCS) for 
all inspections on federally-assisted properties or adjusting REAC's 
input methods to allow for non-REAC inspections to be `read' into the 
system in order to create a system for standardized comparison. On 
November 7, the White House announced it was moving forward with a 
pilot program to reduce physical inspections for federally-assisted, 
privately-owned multifamily properties in the states of Wisconsin, 
Michigan, Washington, Minnesota, Oregon and Ohio. A commenter asked HUD 
to collaborate with the Departments of Agriculture (USDA) and Treasury 
to ensure consistency among the physical inspection methodologies and 
protocols for mixed-financed properties in the pilot program and any 
subsequent national program.
    HUD Response: HUD agrees with the focus on streamlining the 
physical inspection protocol for all federally assisted housing 
programs. HUD is working to pursue the alignment of the physical 
inspection process across agencies as part of the Interagency Rental 
Policy Working Group which is the main source of information going to 
and from the White House. This group, represented by numerous Federal 
Agencies including the Departments of Agriculture (USDA) and Treasury, 
seeks alignment of administrative requirements of federal housing 
programs to reduce administrative burden and to avoid unnecessary 
governmental cost. HUD can confirm that inspections have begun in some 
of the states above with the inspections of the other states being 
scheduled. To ensure consistency in the inspection process, HUD has 
suggested to the working group that the UPCS inspection protocol should 
be used for all inspections on federally-assisted properties in its 
current format, or at least, investigate minor adjustments to the UPCS 
software while seeking methods to allow for non-REAC inspections to be 
reported and recorded into REAC's database. HUD is committed to 
continue this alignment effort after the final results, analysis and 
report is sent to the White House.
    Issue: Inconsistent inspections. A commenter submitted an example 
where a PHA spent $20 million on a comprehensive modernization, yet 
``the property received an almost failing score due to the incompetency 
of the inspector.'' This commenter stated that results are influenced 
unreasonably because of intimidation of HUD Quality Assurance 
inspectors during random inspections.
    HUD Response: Each inspection is based on the observations at the 
time it is conducted and thus it is always a possibility that 
improvements may not be in place or items not functioning at that time. 
Because inspectors are to record all observed deficiencies, whether or 
not a HUD Quality Assurance (QA) inspector is on site during an 
inspection, in accordance with the UPCS inspection protocol, the 
inspector must call out and record all deficiencies observed in the 
five inspectable areas. If a multifamily owner/PHA feels that a 
deficiency the inspector called out and cited does not exist, the 
multifamily owner/PHA should document and submit a request for a 
technical review as provided in 24 CFR 902.68 for public housing and 24 
CFR 200.857(d) for multifamily housing, or request for a database 
adjustment as provided in 24 CFR 902.24 for public housing and 24 CFR 
200.857(e) for multifamily housing.
    With respect to the QA inspectors, they are on site to ensure that 
the inspection is complete and valid and that the contract inspector 
conducts the inspection in accordance with the UPCS protocol. Should a 
property feel that a QA inspector exhibited undue pressure during the 
course of an inspection, HUD advises the multifamily owner/PHA to 
contact the Physical Inspection QA Manager.
    Issue: A commenter stated that a major concern is lack of 
consistency and fairness by the contracted inspectors, where some 
inspectors seem to be knowledgeable and interested in performing a true 
assessment of the physical condition of the PHA, while others have poor 
attitudes, lack professionalism, and questionable abilities to perform 
the inspections. This commenter also stated that inspectors do not 
appear to have a consistent set of guidelines and are often ``guided by 
personal and subjective'' preferences. This commenter claims that each 
time a PHAS inspection is carried out the

[[Page 47710]]

inspector concentrates on ``a new deficiency of the day.'' The 
inspection process must be fair and consistent, as the physical 
inspection has the largest influence on the overall PHAS score.
    HUD Response: Over the past 12 years, HUD has invested significant 
resources to assure consistent application of established standards, 
including a team of HUD ``quality assurance'' inspectors. While always 
striving to continue to improve the accuracy of its inspections, HUD 
believes that the inspection process provides a reasonable indication 
of the physical condition at the time of inspection of each project. Of 
course, conditions can vary from year to year.
    As such, HUD trains all UPCS inspectors. Only those individuals who 
meet specific knowledge and experience requirements to be UPCS 
inspectors participate in the UPCS training. The UPCS training which 
currently consists of classroom and written testing followed by field 
testing of actual inspections is being updated in 2012 to include a 
preliminary on line component. In 2012 HUD also will utilize the 
Internet to deliver training and provide update to inspectors using 
webcasts, Skype and Live Meeting. Through these training methods, 
participants will be able to ask questions that can be addressed 
immediately.
    The Data Collection Device (DCD) 4.0 inspection software being 
released with this Notice is yet another way for HUD to achieve even 
greater consistency between inspectors and inspections. The 4.0 
software enhances objectivity because it is uses a ``decision tree'' 
model. Based on answers to questions, the software guides the inspector 
in recording the level of the observed deficiency.
    HUD asks multifamily owners/PHAs that have concerns about an 
inspector's ability to contact the REAC Technical Assistance Center at 
1-888-245-4860.
    Issue: A commenter stated that the reduced inspection frequency for 
high-scoring properties creates a perverse incentive for inspectors to 
note additional deficiencies and elevate severity levels to maintain 
demand for their services. This commenter stated that it ``has received 
several reports of irregularities in the baseline inspection process'' 
supporting this concern, and suggests changes in inspector oversight 
and the inspection protocol.
    HUD Response: HUD disagrees that the frequency of inspections 
influences the number and severity level of deficiencies that 
inspectors cite. HUD review of thousands of physical inspection reports 
does not find this issue to be present. The size of the assisted and 
insured property portfolio subject to UPCS inspection is large enough 
that there is no incentive for inspectors to cite deficiencies to 
ensure their continued service. Nonetheless, if a multifamily owner/PHA 
has a specific basis for concern about an inspector or inspection they 
have the option to contact the REAC Technical Assistance Center (TAC) 
at 1-888-245-4860. All such calls are referred to the Inspector 
Administration Division that investigates the reported concern.
    Issue: Improper focus. A commenter stated that the UPCS inspection 
criteria do not line up well with the priorities of residents. The 
criteria force PHAs to spend significant time and resources to correct 
deficiencies found in inspections, at the expense of other enhancements 
that would improve quality of life for residents. By demanding a focus 
on individual deficiencies, UPCS scoring creates a barrier to allowing 
PHAs to pursue a more holistic approach. For example, by emphasizing 
fogged window panes, bent fences, and other items that do not present a 
health and safety risk, UPCS scores divert attention from larger-scale 
improvements like unit reconfigurations, replacement of obsolete but 
functional fixtures, and other efforts that improve overall livability.
    HUD Response: HUD disagrees that the scoring is a barrier to 
multifamily owners/PHAs pursuing a holistic approach to property 
management. The UPCS is comprehensive in scope, assessing the overall 
physical condition of the entire property. HUD defers to multifamily 
owners/PHAs on the amenities and resident priorities they wish to 
provide and pursue. Maintaining decent safe and sanitary housing that 
is in good repair is not inconsistent with developing and implementing 
modernization projects and capital improvement plans that contribute to 
livability.
    Issue: Suggestions for improving inspections. A commenter stated 
that inspectors should be required to provide documentation and 
evidence of all deficiencies recorded against a property, which will 
encourage adherence to the Dictionary of Definitions by inspectors, 
provide the PHA with information to address the deficiency, and provide 
a factual basis for appeals. This commenter also stated that there 
should be automatic quality control reinspection when a score decreases 
by 20 points or more from one inspection to the next, in addition to 
the reinspection when the score increases, so as to be neutral with 
reinspections. To minimize administrative burden, the PHA could have 
the option to decline the reinspection for a large score decrease if it 
believes it is accurate.
    HUD Response: Since HUD began conducting UPCS inspections in 1998, 
properties have received an exigent health and safety report at the 
conclusion of each day of the inspection and an overall physical 
inspection report that identifies all deficiencies observed after the 
inspection is scored. As part of the new 4.0 software, that physical 
inspection report will include a location for each deficiency cited. 
All of this information, along with any information noted by the 
property representative that accompanies the inspector throughout the 
inspection, provides the property with the information necessary to 
submit an appeal.
    HUD disagrees that there should be an automatic quality assurance 
re-inspection when the score changes by 20 or more points from the 
previous inspection. The determination as to when HUD will conduct a 
quality assurance re-inspection after an inspection has been conducted 
is based on the overall review of the inspection report, which review 
includes consideration of the change in the score (either a decrease or 
increase) from the previous inspection. In all instances HUD considers 
input from the multifamily owner/PHA when making the determination to 
do a quality assurance review, but the final determination still rests 
with HUD.
    Issue: A commenter stated that HUD should address the 
disproportionate effect on scoring when there are few buildings or 
units.
    HUD Response: The point loss cap as described in the proposed 
notice that will be implemented in the 4.0 software mitigates the 
disproportionate impact or effect on scoring for the five inspectable 
areas for properties with one or few buildings.
    Issue: Tenant-caused issues and matters outside PHA's control. 
Several commenters stated that points should not be deducted for 
tenant-caused deficiencies or other matters stated to be outside the 
control of the PHA.
    A commenter stated that tenant-caused deficiencies should not cause 
a reduction in the score where the tenants have disobeyed rules or 
instructions from the PHA. Another commenter stated that a greater 
emphasis is placed on the site in areas that have little to no impact 
on the integrity of the units, and the residents' quality of living 
becomes increasingly compromised. As funding is reduced, PHAs will have 
to choose whether to expend those funds to

[[Page 47711]]

ensure that residents have safe, secure, and decent affordable housing, 
or using the funds to retain high performer status.
    A commenter stated that points should not be deducted where the 
tenant commits a lease violation that the PHA could not reasonably have 
prevented, or where the tenant fails to report an issue with the unit. 
This commenter stated that the most frequent of these are: tenant 
refuses to admit an inspector; tenant created safety violations that 
are not visible outside the unit, such as trip hazards, tampering with 
the call-for-aid feature, or furniture too close to the heating source; 
unreported damage since the last PHA inspection, such as physical 
damage to walls and cabinets, misplacing or damaging the basin plug, 
cracked or removed plate covers, and damaged plumbing. At a minimum, 
appropriate time should be given to remedy these issues and points 
``recaptured'' accordingly.
    A commenter stated that PHAs should not be held accountable for 
tenant-created deficiencies that cannot be controlled by management, 
such as blocking egress by placement of furniture or adding additional 
locks after the PHA's inspection but before the REAC inspection.
    A commenter stated that PHAs should not incur point deductions for 
matters outside the control of the PHA, including tenant-caused damage, 
unreported damage, and deficiencies on public property not controlled 
by the PHA. This commenter cites the lack of ability to appeal to HUD 
for these kinds of deficiencies. As an example, the commenter stated 
that in the case of tenant-paid utilities, PHAs lose points when the 
utilities have been shut off and the PHA cannot show it has taken any 
action with the tenant to remedy the situation. Where the shut-off 
occurred shortly before the REAC inspection, the PHA has had no time to 
take action, yet it loses points with no appeal option.
    HUD Response: The multifamily owner/PHA is ultimately responsible 
for the physical condition of a unit, and should enforce the 
appropriate provisions of the lease or other directives if a resident 
does not comply with them. This includes a resident's failure to 
maintain the equipment (that is leased with the unit) in acceptable 
condition, causing damage to the unit, altering the unit or creating 
safety hazards. Further, if a resident causes damage and fails to 
report it, the citation of the deficiency will alert the multifamily 
owner/PHA to the existence of the problem.
    With respect to the matter of appeals, through the technical 
review/database adjustment process, HUD makes adjustments for 
deficiencies on public property that is not controlled by the PHA. 
Database adjustments may be made prior to or after the inspection and 
once HUD approves a database adjustment, it is recorded in HUD's 
records. For all approved database adjustments, HUD automatically 
adjusts the inspection by restoring points after each subsequent 
inspection so that when the inspection report is issued, the 
multifamily owner/PHA does not have to file another request.
    HUD does not consider appeals for tenant caused damage because 
under statute (See, e.g., 42 U.S.C. 1437d(f)(1)) and contract (e.g., 
the ACC) such damage is the responsibility of the multifamily owner/
PHA. Accordingly, HUD reminds multifamily owners/PHAs to schedule 
regular housekeeping and preventative maintenance inspections and 
ensure that a provision addressing tenant caused damage issues is 
included in the lease.
    As stated, the citation in the inspection serves to alert the PHA 
or owner to the existence of unreported damage.
    Issue: Deferred maintenance plans and seasonal issues. A commenter 
stated that PHAs should not be penalized for deficiencies that are 
scheduled for future maintenance or that are part of a deferred 
maintenance plan due to weather or seasonal issues, as weather is 
beyond the control of a PHA. For instance, pooling of water on a site 
may not be fixable during winter when the ground is frozen.
    HUD Response: HUD understands budgetary constraints which are often 
the cause for deferring maintenance items. However, part of good 
management is maintaining a preventative maintenance schedule by 
priority while considering the season(s) that the work can take place. 
Since the physical inspection of a unit is a snapshot in time, if 
maintenance work is planned but not yet begun at the time of the 
inspection, the physical condition is recorded in the inspection 
report.
    Issue: A commenter stated that HUD should allow a specified time to 
correct physical deficiencies found during the inspection before points 
are deducted. This commenter stated that Section 8 and multifamily 
housing programs under HQS allow 30 days to correct deficiencies, and 
24 hours for life-threatening issues.
    HUD Response: The application of a time delay in scoring in order 
to afford the owner an opportunity to correct or mitigate observed 
deficiencies is inconsistent with UPCS. Inspections under UPCS, which 
was established in 1998 as a uniform inspection standard that is 
applicable to all project based housing assistance programs, are a 
snapshot of the time at which the inspection was conducted. Under the 
applicable regulations, if the multifamily owner/PHA believes the 
inspector was in error or if there is an objectively verifiable 
material error, after receipt of the inspection report the multifamily 
owner/PHA may file a technical review or request for a database 
adjustment, as applicable, which may result in an improvement in the 
property's overall score.

B. Point Loss Caps

    Issue: Point loss caps generally. Several commenters supported the 
general concept of point loss caps, but stated that the point loss caps 
were still too high, such that minor issues could still lead to 
disproportionate point reductions. One commenter specifically mentioned 
the inspectable areas of site and building exterior. One commenter 
stated that especially EHS issues would be overrepresented in the score 
despite the point loss caps. This commenter stated that this is 
particularly true for scattered site developments, and for such 
developments, the various sites should be treated like buildings and 
units and averaged for the number of sites. One commenter stated that, 
while the point loss cap provides some relief to smaller PHAs, it 
``will not provide much, if any, relief to housing authorities and 
properties containing larger numbers of units.''
    HUD Response: HUD disagrees that the point loss caps are too high. 
The point loss caps are based on statistical analyses of thousands of 
inspections and HUD believes they are reasonable in mitigating the 
disproportionate impact of deficiencies on property scores. The point 
loss cap is a buildings-driven concept--a concept based on the number 
of buildings in a property, not the number of units in the property. 
Therefore, there will be relief in the inspection scores for all 
properties that are comprised of one or just a few buildings.
    Issue: Specific suggestions and concerns about point deductions. 
One commenter stated that point deductions should be proportional to 
how many of the items at issue there are on the property. This 
commenter cites an example of a small PHA that lost 15.2 points out of 
a possible 20.2 for site due to various deficiencies including health 
and safety violations for a missing water valve cover and a loose screw 
on a piece of playground equipment. The valve

[[Page 47712]]

cover should have been considered in proportion to how many such covers 
there were on the site. The health and safety deductions are the most 
``devastating'' ones and are out of proportion. The scoring system is 
arbitrary and difficult to work with, and does not focus sufficiently 
on the units, which is where the residents actually live.
    HUD Response: Proportionality is one of the equity principles built 
into the scoring of all deficiencies. The proportionality applied to a 
single observed deficiency is dependent upon the inspectable area in 
which the inspectable item is located and the deficiency definition 
that corresponds to that specific deficiency. In addition to the 
application of the equity principle of proportionality, certain 
categories of deficiencies result in larger point deductions due to the 
potential impact on residents, guests, and property staff. Those 
categories of deficiencies are the Level 3 deficiencies and all health 
and safety deficiencies. Any health and safety deficiency on the site 
affects all property residents, guests, and staff and therefore results 
in a larger point loss than, for example, a health and safety 
deficiency in one unit. In the situation described by the commenter, 
the health and safety deficiency of a missing cover on site poses a 
personal injury risk and creates opportunities for damage to a building 
system. The health and safety deficiency of a missing cover on the site 
affects all property residents, guests, and staff by, for example, 
posing a personal injury risk and creating opportunities for damage to 
the building system or posing a personal injury risk, and therefore 
results in a larger point loss than, for example, a health and safety 
deficiency in one unit.
    Regarding the issue of focus on the living units, as the scoring 
notice states, of the five inspectable areas that comprise a UPSC 
property inspection, the dwelling unit inspectable area is accorded the 
greatest weight and carries the highest weight of 35 percent of the 
total property score of 100.

C. Appeals and Adjustments

    Issue: Appeals process. Several commenters stated that changes 
should be made to the appeals process. A commenter stated that the 
requirements for technical reviews are excessive and often require a 
great deal of time and expense to get an error corrected. Technical 
reviews also exclude many of the most common reasons a technical review 
would be needed, such as incorrect severity levels and deficiencies 
caused by residents that the agency could not have reasonably prevented 
or corrected. HUD should engage a third party to review appeals, allow 
for a more cost-effective documentation standard, and, at a minimum, 
allow agencies to appeal any deficiency that would have sufficient 
impact to make a difference in their overall PHAS score. While this may 
increase HUD costs, the significance of physical inspection scores on 
housing authority funding and status warrants a fair and meaningful 
process.
    A commenter stated that in cases where PHAs wish to appeal, the 
appeals should be heard by a neutral third party, which is what PHAs 
are required to do as to residents. The commenter also stated that 
appeals should be allowed even when they would not change the overall 
designation of the agency. REAC scores are relied on by lenders, 
commissioners, and the general public as measurements of the overall 
condition and performance of PHAs, so PHAs should be afforded the 
opportunity to appeal mistakes affecting those scores, regardless of 
whether it would change the PHA's overall designation. Also, a change 
in score that affects the frequency of inspection, even if it does not 
affect the overall designation, is material and should be able to be 
appealed.
    HUD Response: HUD does not agree that the document requirements for 
submitting technical reviews are excessive. The majority of items for 
which technical reviews are submitted require only a date/time-stamped 
photograph taken during the inspection that clearly reflects the 
condition of the inspectable area/item cited as a deficiency. The other 
items for which a signed and dated letter from a local fire marshal or 
building code official is required are often one-time letters that 
verify state and local aspects such as fire safety codes or ownership 
of fences and sidewalks. To assist multifamily owners/PHAs in preparing 
requests for technical reviews, HUD has posted a standard submission 
form along with information and examples of required documents on the 
Web site.
    Additionally, the technical review provisions in the applicable 
regulations (24 CFR part 200 for multifamily owners and 24 CFR part 902 
for PHAs) were not part of the public comment solicitation and are 
outside the scope of this notice. Accordingly, HUD is not making any 
changes to these provisions.
    Section 6(j)(2)(A)(iii) of the U.S. Housing Act of 1937, 42 U.S.C. 
1437d(j)(2)(A)(iii), provides only for the appeal of designation 
(including mod-troubled), the petition to remove a troubled 
designation, and the appeal of a denial of such petition. Therefore 
these are the appeals provided in the PHAS rule. This notice does not 
make any changes to provide for appeals that would not result in a 
change of designation, nor is it within the scope of this notice to do 
so.
    HUD has several years experience with appeals, and has found that 
the mechanisms for technical reviews, database adjustments and appeals 
provide sufficient recourse to a PHA where there are issues of record 
or fact in dispute so that there is not a need for a neutral third 
party hearing.
    Issue: Score adjustments. A commenter stated that score adjustments 
should be allowed when the PHA can show that it had already contracted 
with a third party or scheduled force account labor to do the necessary 
repairs. In today's budget environment, PHAs do not have the capacity 
to fix everything immediately.
    HUD Response: HUD recognizes the importance of prioritizing housing 
repairs and encourages the owner to do so in compliance with regulatory 
and statutory requirements. However, HUD does not consider a contract 
not yet in force with work started or scheduled force account labor as 
part of the score as it would not be a credible inspection of the 
property at the time of the inspection. Because the physical inspection 
of a unit is a snapshot in time, if maintenance work is in progress 
during the inspection of a unit, the physical condition of the unit is 
recorded in the inspection report.
    Issue: Underfunding. A commenter stated generally that given the 
backlog of unmet capital needs, along with dramatic reductions in the 
Capital Fund, it is unfair to hold PHAs accountable for the effects of 
these constraints, and scoring should take these factors into account. 
Another commenter stated that with no control over funding levels for 
operating and capital, but fully accountable for the condition of their 
properties, PHAs are concerned about how to maintain their properties 
given anticipated cuts to funding levels. Funding levels should be 
taken into account in measuring the performance of PHAs.
    HUD Response: HUD declines to prorate these measures. Funding for 
all multifamily owners/PHAs is subject to the availability of 
appropriations and those that make the most effective and efficient use 
of their available resources will, and should, score the most points on 
their physical inspections.
    Issue: Suggestions for taking funding into account. A commenter 
suggested the following formula: REAC Score/Average funding reduction 
over last 5 years = adjusted REAC score, be used to

[[Page 47713]]

determine the physical assessment score.
    HUD Response: The UPCS inspection protocol as designed assesses the 
physical condition of HUD assisted and insured housing according to a 
uniform standard. As an engineering protocol based on observations at 
the time of the inspection, it is delinked from funding considerations. 
This is to ensure that each inspection is objective and verifiable 
without consideration of external factors.

D. New Software

    Issue: Software generally. A commenter stated that providing 
inspectors with the database adjustments prior to the inspection will 
streamline the inspection process for all parties, saving inspectors 
time by eliminating those items from the list of inspectable items, 
reducing the burden on HUD to correct the findings before scores are 
issued, and allowing PHAs to maintain their focus on addressing valid 
findings.
    HUD Response: HUD agrees that pre-database adjustments are 
appropriate and stores approved pre-DBAs in the REAC system for local 
code variances and other approved items not owned by the property such 
as fences or roads. Due to the fact that the field office is required 
to verify a request for a database adjustment based on the supporting 
documentation, the inspector cannot make an adjustment while on-site. 
While inspectors must record the deficiencies in accordance with the 
inspection protocol, the inspection is adjusted automatically after 
submission to the REAC system and prior to final scoring. Guidelines 
and a standardized submission form to establish approved pre-DBAs are 
posted on the HUD Web site.
    Issue: A commenter stated that HUD should provide more information 
about the new software before implementing it, and should field test 
the software thoroughly before rolling it out along with the new 
definitions nationally. The test should include different inspectors 
using the software on the same properties to identify inconsistency and 
ensure objectivity before implementing the final version.
    HUD Response: HUD agrees with the necessity for field testing the 
new software. HUD has already completed a number of field tests 
addressing various scenarios and the QA inspectors are conducting in 
house testing with mock inspections. HUD is in the process of 
developing web based demonstrations for the various modules of the new 
software that will be available on line in the near future. In 
addition, HUD QA inspectors are working with the REAC physical 
inspection staff in planning a live demonstration that will be 
announced as a webcast, Skype or Live Meeting that will include real 
time questions and answers.

E. Public Process

    Issue: Public comment process. A commenter urged HUD to engage the 
industry in meaningful, informed, and specific dialogue before adding 
elements to the final notice which were not previously available for 
comment and discussion.
    HUD Response: This final notice is within the scope of the proposed 
notice, on which the public has had appropriate opportunity to comment.

F. Deficiency Definitions

    Issue: Definitions generally: A commenter stated that the updates 
are ``very minor and will not make much difference.''
    HUD Response: HUD disagrees. The changes in the deficiency 
definitions in this notice were designed to create greater consistency 
among inspectors. These definitional changes coupled with the point 
loss cap scoring enhancement will result in more accurate and equitable 
assessments of the physical condition of HUD properties.
    Issue: Duplication. A commenter stated that HUD should limit 
duplicate citations for a single item. For example, a contiguous area 
of mold present on a wall and adjacent ceiling is counted as 2 
deficiencies when ``logic suggests that it should only be noted once.'' 
This commenter also stated that it is ``double jeopardy'' to (in this 
example) also deduct for poor air quality resulting from the mold. In 
that case, only the most severe of the deficiencies related to the same 
item should be noted.
    HUD Response: There is no duplication in the example cited. Walls 
and ceiling are separate and distinct inspectable items within a given 
inspectable area such as the unit. And, while they have some similar 
applicable deficiencies, they also have different applicable 
deficiencies. As such in accordance with the UPCS inspection protocol, 
inspectors will record the observed deficiency, as applicable, for each 
inspection item. Recording only one deficiency would not be accurate 
and complete. Even a small amount of mold or mildew can be potentially 
dangerous, especially if it is allowed to increase in size. The 
presence of mold or mildew should be identified, and the cause should 
be determined and corrected. Because mold/mildew has been recognized as 
a serious health and safety issue, it is also recorded as poor air 
quality.
    Issue: Proportionality. A commenter stated that HUD should 
reconsider the proportionality of the weights for deficiencies, 
especially regarding sites, to reflect a more realistic approach to 
addressing deficiencies considering the overall context and size of 
properties. For example, a small deficiency, such as ponding or a hole 
in a fence, will be weighted in the same way over a small site versus a 
large site regardless of acreage, square footage, or number of units, 
leading to disproportionate results. Because deficiencies are not 
weighted in proportion to the size of the site, scores can be 
unreasonably decreased and impact a PHA's ability to qualify for 
additional funding.
    HUD Response: Under UPCS there is a single site for all of a 
development's properties regardless of the size of the property or if 
the property is comprised of scattered sites. The underlying basis is 
that UPCS treats all deficiencies on site as affecting all residents, 
guests, and staff on that site. HUD appreciates the commenter's 
suggestion about weighting deficiencies in proportion to the size of 
the property and will give this suggestion further consideration.
    Issue: Subjectivity of inspectors. A commenter stated that, due to 
potential subjectivity of interpretation among inspectors, HUD should 
re-evaluate the impact of the new deficiency definitions either through 
extensive field-testing or an initial evaluation period to determine if 
they are objective enough to ensure inspections are conducted in a 
standard manner.
    HUD Response: The revised definitions will be implemented as part 
of the new DCD 4.0 software which uses a ``decision tree'' structure 
that HUD believes will reduce the possibility of wide variations due to 
subjectivity. Regarding testing, HUD has already completed a number of 
field tests and the QA inspectors are conducting in house testing.
    Issue: No points should be deducted for cosmetic issues. A 
commenter stated that PHAs should be scored on true measures of 
livability rather than cosmetic issues such as paint and tile, and no 
points should be deducted for cosmetic issues. Given tight budgets with 
capital needs outstripping resources, a PHA could be penalized for 
choosing to spend their capital funds on major systems, leaving 
insufficient funding to address cosmetic issues. Conversely, a PHA 
could receive a high score by focusing on surface issues while issues 
below the surface, such as rot and mold, can have a severe impact. This 
commenter stated that a review of

[[Page 47714]]

the most frequently cited deficiencies on HUD's Web site shows that at 
least a quarter are purely cosmetic, while many others are ``likely 
cosmetic in nature.''
    HUD Response: Under UPCS, which assesses the overall physical 
condition of the entire property, the scoring impact of each deficiency 
will vary based on the item weight and criticality and severity levels 
of the deficiency. The protocol establishes the relative importance of 
one deficiency to another. What the commenter refers to as cosmetic are 
lower impact deficiencies and that is reflected in the points that are 
deducted.
    HUD posted the list of the most frequently cited deficiencies for 
general informational purposes because they span the various 
criticality and severity levels of the possible deficiencies in the 
UPCS protocol. However, a multifamily owner/PHA's best portfolio 
management tool is the actual inspection reports and the deficiencies 
cited therein.
    Issue: Specific deficiencies. Commenters raised issues with a 
number of the specific deficiency definitions, and also reiterated 
their comments on the 2004 proposed changes to the deficiency 
definitions (69 FR 12474 et seq., March 16, 2004). Where a comment 
refers to the 2004 proposed changes, the comment is identified as such 
and a citation is provided to the changes to which the commenter 
refers.
Building Exterior
    Issue: Building exterior, windows, missing/deteriorated caulk, 
seals, glazing compound. A commenter stated that this deficiency (69 FR 
12479) should be advisory only, not scored (2004).
    HUD Response: The proposed change is to the severity level of the 
deficiency. What was the Level 2 deficiency for building exterior, 
windows, missing/deteriorated caulk, seals, glazing compound window is 
now the Level 1 deficiency. The scoring of this deficiency was not part 
of the public comment solicitation. HUD has retained the scoring of 
this deficiency due to the potential deteriorating situation it 
addresses. The definition as proposed remains unchanged. There are two 
other deficiency areas regarding windows that are revised to conform to 
the proposed definition for Building Exterior--Windows--Missing/
Deteriorated Caulking/Seals/Glazing compound. Both areas pertain to 
this deficiency, one for common areas windows and the other for 
dwelling unit windows. Because these definitions are similar in the 
current Dictionary, the deficiency definitions for missing/deteriorated 
caulking/seals/glazing compound for common area windows and dwelling 
unit windows are revised in this final notice to reflect the same 
revisions contained in the proposed missing/deteriorated caulking/
seals/glazing compound in the building exterior deficiency definition.
    Issue: Building exterior, peeling/needs paint. A commenter stated 
that no points should be deducted for cosmetic paint issues, for this 
and similar deficiencies.
    HUD Response: The scoring of this deficiency was not part of the 
public comment solicitation and this final notice makes no change to 
this item.
Building Systems
    Issue: Building systems, exhaust system, roof fans inoperable. A 
commenter stated that this definition should be clarified so that a 
deficiency would be cited only when the equipment that is part of the 
exhaust system does not function as intended.
    HUD Response: The definition encompasses both the functional and 
non functional features because a non functional deficiency can, over 
time, if not addressed, lead to a more serious deficiency that can 
contribute to wear and tear and affect the efficiency and operation of 
the system. Citing all deficiencies allows multifamily owners/PHAs to 
take timely correction action. The definition remains unchanged.
    Issue: Building systems, HVAC. A commenter stated that this 
definition could be read to give physical condition inspectors leeway 
to cite any associated part of the HVAC system, regardless of whether 
it applies to the functionality of the HVAC, as a ``building system'' 
deficiency. This could result in a large physical condition score point 
loss for something that may be a minor deficiency or repair. This 
commenter stated that HUD should clarify that the deficiency would only 
apply to parts of the HVAC that impact its functionality.
    HUD Response: HUD disagrees because the associated parts that are 
addressed in the definitions are specific to deficiencies. All 
deficiencies associated with the HVAC do not, necessarily, cause the 
HVAC not to function. For example, in the Boiler/Pump/Cooling System 
Leaks (HVAC--Building Systems) deficiency, coolant, water or steam 
escaping from the unit casing and/or pump packing/system piping is 
clearly a deficiency and in fact may be a Health and Safety deficiency 
and yet the HVAC may continue to function.
Units
    Issue: Units, HVAC Systems, General Rust/Corrosion. A commenter 
stated that it disagrees with the proposed definition of this 
deficiency (69 FR 12500) as ``deterioration is defined as rust and/or 
formations of metal oxides, flaking or discoloration, or a pit or 
crevice.'' This proposed change does not address how the HVAC system is 
functioning; it only addresses the presence of rust and corrosion. If 
the equipment is working properly, there should be no deficiency. This 
criterion is too subjective and gives the inspector too much latitude 
(2004). This commenter also stated that the definition of ``rust or 
corrosion'' including ``pit or crevice'' does not give any parameters 
for the size of the pit or crevice or extent of rust or corrosion 
required, and so gives too much latitude to the inspector (2004).
    Another commenter stated that no points should be deducted when 
rust does not indicate a structural problem and does not impact the 
functionality. Consideration should be given to where the rust is 
located on the HVAC system.
    Another commenter stated that only ``significant'' deterioration 
should be covered; minor instances that have no effect on the 
functioning of the system should not be scored. This commenter stated 
that this should be a no-score item according to discussions held in 
2002. (2004)
    Another commenter stated that the defined deteriorations--rust and/
or formations of metal oxides, flaking, or discoloration, or a pit or 
crevice--may simply be cosmetic blemishes and not indicative of the 
functionality of and/or the need to repair the unit. This commenter 
stated that HUD should specify that cosmetic blemishes which do not 
affect the operation of the unit may not be cited as deficiencies.
    HUD Response: Because there is no way to tell if the presence of 
rust and/or corrosion is affecting the functionality of a system, it is 
considered a deficiency but it is only recorded as a
    Level 1 deficiency. The presence of rust and/or corrosion makes the 
multifamily owner/PHA aware of the potentially deteriorating situation. 
Rust is corrosive and if left untreated can comprise the integrity of 
the building envelop. The functionality of the HVAC system is addressed 
elsewhere in the Dictionary.
    The objective measure for rust and/or corrosion is that they are 
easily observable. The definition for this deficiency has remained as 
proposed. The scoring of this deficiency was not

[[Page 47715]]

part of the public comment solicitation. This final notice retains the 
scoring of this deficiency due to the potential deteriorating situation 
it addresses.
    Issue: Units, kitchen, Range Hood/Exhaust Fans, Excessive Grease/
Inoperable (applies to both common areas and units). A commenter stated 
that the proposed definition, which includes ``grease or other barrier 
noticeably reduces,'' is too subjective (2004). This deficiency would 
permit an inspector to score a resident's housekeeping skills, over 
which a PHA has no control, as a physical deficiency, thereby lowering 
the score. Further, reference to health and safety is excessive and 
would penalize the PHA for the resident's housekeeping skills.
    HUD Response: HUD agrees that this definition should not refer to a 
health and safety hazard and this notice removes the reference. The 
multifamily owner/PHA is ultimately responsible for the physical 
condition of a unit, and should enforce the appropriate provisions of 
the lease if a resident does not maintain the equipment (that is leased 
with the unit) in acceptable condition.
    Issue: Units, call-for-aid inoperable. A commenter stated that 
resident interference with the equipment should be taken into account 
when finding a deficiency.
    HUD Response: HUD does not agree that interference with the call-
for-aid equipment should be taken into account by the inspector. The 
call-for-aid as installed must serve its intended function (e.g., a 
bell sounds an alarm, a light is turned on, or off-site personnel 
notified when the system is activated). The multifamily owner/PHA 
responsibility for the physical condition of a unit and lease 
enforcement includes a resident's interference with the call-for-aid. 
The citation of the deficiency alerts the multifamily owner/PHA to the 
existence of the problem with this critical system.
    Issue: A commenter stated that this definition (call-for-aid 
inoperable) should only require that the system function as intended. 
This commenter stated that deficiencies have been found because the 
cord was tied up and did not reach the floor, and this it is 
inappropriate for HUD to penalize the property for the resident's 
decision to tie up the cord, as long as the item is working.
    HUD Response: HUD does not agree that this definition should only 
require that the system function as intended. A coiled or tied call-
for-aid cord is not automatically a deficiency--the system components 
must also be tested. But because the pull cord is an integral component 
of the call-for-aid system it must be tested in a way that reflects how 
someone laying on the floor in distress might pull the cord. If the 
coiled or tied cord causes the system to fail when the cord is pulled, 
a deficiency is cited. But, if the components of the system function 
when the cord is pulled, the call-for-aid system functions as intended 
and there is no deficiency.
Site
    Issue: Site, Fencing and Gates--Holes/Missing Sections/Damaged/
Falling/Leaning. A commenter disagrees with the proposed Level 2 
Comments in this section that adds reference to health and safety 
hazards to this deficiency (2004). This proposal does not provide 
adequate parameters as to what ``poses a danger'', thereby leaving the 
designation of a health and safety hazard too subjective. This 
commenter stated that the reference to health and safety hazards should 
be eliminated.
    HUD Response: HUD has determined to retain the phrase ``poses a 
danger'' even though it may be considered subjective. It is impractical 
to include in the definition everything that could pose a threat. The 
reference to health and safety will be retained because an injury or 
bodily harm is a health and safety issue. HUD will enhance its 
inspector training protocol to emphasize the following definition of 
security fencing: ``Fencing that provides a closed boundary by 
connections at all points, including gates.'' This will ensure the 
inspector clearly understand the difference between perimeter/border 
fencing and security fencing. In reviewing the proposed definition, HUD 
observed that the reference in the notes should be consistent and 
therefore this notice revises the reference to ``Pools and Related 
Structures (Common Areas).'' HUD has also determined that the final 
definition will be for ``non-security/non-safety fences and ``security/
safety fences.''
    Issue: Site, Fencing and Gates. A commenter stated that this 
deficiency should cover only ``significant'' rust or deterioration, and 
only those instances of deterioration that actually impact the 
functionality of the fixture should be scored.
    HUD Response: The three levels of this deficiency address what is 
necessary for a deficiency to be present and are proportional. The 
presence of rust and/or corrosion makes the multifamily owner/PHA aware 
of a potentially deteriorating situation. There is no way to tell if 
the presence of rust and/or corrosion does or will affect the 
functionality of this inspectable item, but there are three levels of 
deficiency in this definition. If addressed at the earliest stages, 
timely corrective action could prevent a more serious problem from 
developing over time.
    Issue: A commenter stated that no points should be deducted for 
damage to fences that do not affect the safety and security of the 
property.
    HUD Response: The scoring of this deficiency was not part of the 
public comment solicitation. No change is made in this final notice.
    Issue: A commenter stated that reference to swimming pool 
enclosures is inconsistent between this item and one on the following 
page, referring to 69 FR 12505 and 12506 (March 16, 2004), and asked: 
``Is it Site, Fencing, and Gates, or is it Common Areas, Pools, and 
Related Structures'' (2004)?
    HUD Response: HUD agrees that the references in the notes should be 
consistent and this final notice changes the reference to ``Pools and 
Related Structures (Common Areas).'' HUD also revises this notice so 
that the final definitions are for ``non-security/non-safety fences'' 
and ``security/safety fences.''
    Issue: Site, grounds, ponding and site drainage. A commenter stated 
that the level 2 and 3 descriptions (69 FR 12508) ``would be improved 
by adding `at least 100 square feet''' (2004).
    HUD Response: HUD agrees and the Level 2 and 3 definitions are 
revised to state ``at least 100 square feet'' and ``over 100 square 
feet'' respectively. Also the language throughout the Dictionary is 
conformed to read ``more than'' where appropriate.
    Issue: Site, parking lots/driveways/roads, damaged paving. A 
commenter stated that the deficiency description (69 FR 12509) should 
read ``also, repaired/sealed cracks should NOT be considered a 
deficiency.'' (2004)
    HUD Response: HUD agrees with the commenter and this final notice 
adds the note, ``Repaired/sealed cracks should not be considered a 
deficiency.'' HUD will enhance its inspector training protocol to 
include the recognition of repaired/sealed cracks and damage with 
picture examples.
    Issue: Site, walkways, steps, cracks, settlement, heaving. A 
commenter stated that the notes for deficiency (69 FR 12516) should 
state that ``repaired/sealed cracks should NOT be considered a 
deficiency.'' (2004)
    HUD Response: HUD agrees and this final notice adds this sentence 
as item 4 under the note.
    Issue: Site, retaining wall, damaged, falling leaning. Commenter 
stated that this deficiency (69 FR 12515) refers to

[[Page 47716]]

a deteriorating or damaged retaining wall as defined, ``but we do not 
see a definition of a damaged retaining wall.'' (2004) What is the 
threshold for damage to a retaining wall? HUD has been taking these 
issues case-by-case under technical review, or relying on the 
inspector's judgment, but this issue requires further study.
    HUD Response: It is not practical to include every possible type of 
damage to a retaining wall that may occur. Therefore, HUD does review 
this deficiency on a case-by-case basis through the technical review 
process to ensure that multifamily owners/PHAs are not unduly 
penalized. HUD also considers this an important training issue and 
emphasizes it by using a multitude of examples, and using color 
pictures whenever possible, as part of the training. This final notice 
removes the phrase ``as defined'' from the definitions.
Common Areas
    Issue: Common areas, ceiling--holes/missing tiles, etc. A commenter 
stated that in the 2004 notice (69 FR 12485)), the Level 1 definition 
was proposed to be revised to include a crack more than \1/8\ inch wide 
and 11 inches long. This commenter stated that the Level 1 definition 
should remain as before the 2004 proposed revision, and the material 
that was added to Level 1 should be placed in the Level 2 definition.
    HUD Response: HUD believes that including cracks in the Level 1 
definition is less stringent than including cracks in the Level 2 
definition, and has retained the proposed definition.
    Issue: Common areas, ceiling, mold. A commenter stated that no 
points should be deducted for superficial stains that do not pose an 
imminent threat to health and safety. Another commenter in 2004 stated 
that in discussions held in 2002 on this deficiency (69 FR 12486), ``we 
arrived'' at a size area for mold of 1-4 square feet. This has been 
reduced to 4 square inches--1 square foot in the Level 1 definition, 
and in the Level 3 definition, to 1 square foot. This definition should 
be returned to the ``agreed measures.''
    HUD Response: It is impractical to include in the definition how to 
identity all possible conditions that may have lead to a stain, but the 
presence of mold/mildew would clearly indicate it is more than 
superficial. Thus, this final notice revises the wording of this 
definition to clarify that the primary focus is the presence of mold/
mildew, as well as evidence of water infiltration or other moisture 
producing conditions. The definition reads, ``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.'' This 
notice revises the title of this definition to conform to the revised 
definition to read, ``Mold/Mildew/Water Stains/Water Damage (Ceiling--
Common Areas).''
    HUD believes the use of ``4 square inches to one square foot'' and 
``more than 1 square foot'' included in the proposed definition, rather 
than the suggested ``1-4 square feet'' and ``4 square feet,'' is more 
realistic given the potential seriousness of the presence of mold/
mildew. One square foot (144 square inches) is an area that is 36 times 
larger than the proposed 4 square inches, and 4 square feet is 4 times 
larger than 1 square foot. Because of the importance of the presence of 
mold/mildew, HUD has determined to use the smaller areas as the 
minimum.
    Even a small amount of mold/mildew can be potentially dangerous, 
especially if it is allowed to increase in size. The presence of mold/
mildew should be identified, and the cause should be determined and 
corrected. The definition for this deficiency has remained as proposed.
    There are two other deficiency definitions regarding mold/mildew in 
common areas that this notice revises to conform to the proposed 
definition for ``Ceiling--Water Stains/Water Damage/Mold/Mildew (Common 
Areas).'' One pertains to mold/mildew on walls in common areas, and the 
other is mold/mildew on floors in common areas. Because of the 
similarities in the definitions for mold/mildew, this notice makes a 
holistic change to mold/mildew in all locations where it can be 
recorded (not just the definition for ceiling), though differences in 
the actual definitions may be warranted. Therefore, the deficiency 
definitions for common areas walls and floors have been revised to 
reflect similar revisions as those contained in the proposed 
``Ceiling--Water Stains/Water Damage/Mold/Mildew (Common Areas)'' 
deficiency definition. In addition, there are three deficiency 
definitions regarding mold/mildew in dwelling units that have been 
revised to conform to the proposed definition for ``Ceiling--Water 
Stains/Water Damage/Mold/Mildew (Common Areas).'' They are dwelling 
unit ceiling, walls, and floors. The current deficiency definitions for 
the dwelling unit ceiling, walls and floors are similar to the current 
deficiency definition for ``Ceiling--Water Stains/Water Damage/Mold/
Mildew (Common Areas).'' Therefore, the deficiency definitions for 
dwelling unit ceiling, walls and floors have been revised to reflect 
similar revisions as those contained in the proposed ceiling common 
areas deficiency definition, though differences in the actual 
definitions may be warranted.
    Issue: Common areas, routes obstructed or inaccessible to 
wheelchair. A commenter stated that if the common area and route 
existed prior to these requirements, no points should be deducted.
    HUD Response: The definition does not impose new requirements. The 
change simply adds the words ``at least one route'' to the current 
definition clarifies that the inspector need only verify one route, not 
all of them. The definition remains as proposed in the October 13, 2011 
notice.
    Issue: Common areas, hard floor covering, missing flooring/tiles. A 
commenter stated that the thresholds for this definition (69 FR 12487) 
should be returned to those agreed to at the 2002 meetings, that is, 
level one is 10-20 percent, and level 2 is 20-50 percent (2004).
    HUD Response: HUD has determined to retain the threshold language 
in the proposed definition and use a consistent application of 
percentages for all square foot items, when appropriate. For example, 
the same percentages are used for the soft floor covering deficiency 
definition. HUD notes that the comment for Level 3 is redundant and 
this final notice deletes the comment.
    There is one additional deficiency definition regarding hard floor 
covering in dwelling units that is revised in this final notice to 
conform to the proposed definition for hard floor covering in common 
areas. The deficiency definition for hard floor covering in dwelling 
units is revised in this final notice to reflect the same revisions 
contained in the proposed hard floor covering in common areas 
deficiency definition.
    Issue: Common areas, soft floor covering damaged, floors. A 
commenter stated that the title of the definition should be changed to 
include ``carpet,'' since that is all that is covered, and the 
deficiency should read: ``you see damaged or missing carpet.'' This 
deficiency should not be considered a health and safety issue (2004).
    HUD Response: The commenter is incorrect that carpet is the only 
soft floor covering (e.g., interlocking foam tiles). HUD has determined 
to retain the deficiency title to read ``Soft Floor Covering Missing/
Damaged (Floors--Common Areas)'' and the deficiency to read ``You see 
damaged and/or missing soft floor covering.'' The changes to the

[[Page 47717]]

two floor covering deficiency definition titles move from a paradigm 
that solely describes the type of deficiency in the title (missing or 
damaged flooring) to one that includes the type of floor covering 
generally (soft or hard) in the title and describes the levels of 
deficiencies for that type of flooring. The general description of the 
type of floor covering in the title ensures that the definition is 
applicable to all types of soft and hard floor coverings respectively.
    The titles to the two floor covering deficiency definition now 
include the type of floor covering generally (soft or hard) in addition 
to the describing the type of deficiency in the title (missing or 
damaged flooring) without giving an example of the type to ensure the 
definition is covers all types of soft and hard floor coverings 
respectively.
    Soft floor covering that is missing, has holes, tears or loose 
areas could be a tripping hazard, and therefore, is a health and safety 
issue.
    There is one additional deficiency definition regarding soft floor 
covering in dwelling units that this notice revises to conform to the 
proposed definition for soft floor covering in common areas. The 
deficiency definition for soft floor covering in dwelling units has 
been revised to reflect the same revisions contained in the proposed 
soft floor covering in the common areas deficiency definition.
    Issue: Common areas, floors, rot/deteriorated subfloor. A commenter 
stated that the comment on level 3 should be consistent with other 
similar notes instructing the inspector to notify the PHA of possible 
failure of the item and recommend an engineering inspection (2004).
    HUD Response: HUD agrees, and this notice revises the language in 
the Level 3 comment to the suggested language. This change is 
consistent with language in other deficiency definitions.
    Issue: Another commenter stated that it is extremely concerned that 
HUD's note to ``apply weight'' to a suspect floor could result in 
injury to the inspector or additional damage to the property. This 
commenter stated that HUD should remove the ``apply weight'' note from 
this definition.
    HUD Response: By applying a moderate amount of weight to the floor, 
a noticeable deflection will be felt if there is rot, decay, 
deterioration, and/or damage. This is the most common way to determine 
if there is a problem and it is used throughout the inspection 
industry. HUD will enhance its inspector training protocol to ensure 
that this definition is adequately explained and examples provided.
    Issue: Common areas, HVAC Noisy, Vibrating, Leaking. A commenter 
stated that this definition includes examples of ``unusual vibrations, 
leaks, or abnormal noise'' such as ``screeching, squealing, banging, 
shaking, etc.'' This commenter stated that these examples add more 
subjectivity than clarification to the definition. As a result, 
properties may receive a citation for a non-existent deficiency. This 
commenter stated that the current definition should be retained.
    HUD Response: HUD disagrees. HUD has included these illustrative 
examples to provide information to assist the inspector in identifying 
the types of noises that may emanate from an HVAC unit. This definition 
only applies if there is a noise, otherwise it is marked no observed 
deficiency and will not result in a point deduction. The definition for 
this deficiency remained as proposed.
    Issue: Common areas, walls, damaged. A commenter stated that the 
note under this deficiency description should state that repaired or 
sealed cracks should not be recorded as a deficiency (2004). Another 
commenter stated that no points should be deducted for cracks that are 
not a structural deficiency
    HUD Response: This deficiency does not address any threat to the 
integrity of the structure. Cracks that have been repaired or sealed 
properly are no longer a deficiency, and will not be cited as a 
deficiency. This final notice adds a note to this definition: ``Cracks 
that have been repaired or sealed properly should not be considered a 
deficiency.'' The definition for this deficiency has remained as 
proposed. This final notice revises one additional deficiency 
definition regarding damaged walls in dwelling units to conform to the 
proposed definition for damaged walls in common areas. The deficiency 
definition for damaged walls in dwelling units is revised to reflect 
the same revisions contained in the proposed damaged walls in common 
areas deficiency definition.
    Issue: Common areas, graffiti. A commenter stated that the 
deficiency description should note that ``one location'' means 
``adjacent walls, doors, ceiling, and/or floors'' (2004).
    HUD Response: HUD believes the proposed deficiency definition is 
more descriptive of the intent of the use of the word ``location'' 
defined in the definition as, ``* * * one general area in a building 
such as one hallway in a 10 story building or one floor of a stair-well 
in a 5 story building.'' The definition for this deficiency has 
remained as proposed.
Health and Safety
    Issue: Health and safety, air quality, mold and mildew. Commenters 
stated that this item is a housekeeping issue and not a maintenance 
issue, and that mold on a wall and adjacent ceiling should be 
considered 1 item, where it is currently considered 2 items.
    A commenter also stated that in discussions held in 2002, it was 
agreed that mold would have to cover 1-4 square feet for a point 
deduction, which has been reduced to 4 inches-1 foot, and that this 
should be returned to the agreed measure (2004); another commenter 
stated that the minimum should be 1 square foot before a defect is 
found.
    Another commenter stated that the definition is too broad and could 
include situations where the residents cause moisture damage by 
disabling the room fan, lifestyle, or other causes outside the PHA's 
control.
    HUD Response: It is almost impossible to determine if the presence 
of mold/mildew is caused by resident lifestyle and failure to ventilate 
properly. The multifamily owner/PHA is ultimately responsible for the 
physical condition of a unit, and should enforce the appropriate 
provisions of the lease if a resident does not maintain the equipment 
(that is leased with the unit) in acceptable condition.
    Walls and ceiling are separate inspectable items with similar and 
different applicable deficiencies. As such in accordance with the UPCS 
inspection protocol, inspectors will record the observed deficiency, as 
applicable, for each inspection item. Even a small amount of mold/
mildew can be potentially dangerous, especially if it is allowed to 
increase in size. The presence of mold/mildew should be identified, and 
the cause should be determined and corrected. Because mold/mildew has 
been recognized as a serious health and safety issue, it is also 
recorded as poor air quality.
    As stated in HUD's response to comment on ceiling mold in common 
areas, HUD has determined the measurements as proposed are more 
realistic given the potential seriousness of mold/mildew. As such, the 
definition for this deficiency is made final as proposed.
    In determining if other moisture producing conditions are present, 
the inspector will use common sense. It is impractical to address how 
to identity all possible other moisture producing conditions, but the 
presence of mold/mildew would clearly indicate that something other 
than water, if there is

[[Page 47718]]

no evidence of water infiltration, is causing the growth of mold/
mildew.
    Issue: Health and safety, air quality, sewer odor detected. A 
commenter stated that it prefers the prior definition that required the 
inspector to make a judgment whether the odor presented a health risk. 
Another commenter stated that the proposed definition does not 
differentiate between an issue being completely ignored and one that 
has just occurred. A time frame for addressing the problem is also 
absent. Also, a commenter stated that this definition is too vague. A 
property owner often has no control over situations when sewer odors 
are detected--i.e., flooding, pipes bursting, etc.--especially when 
these incidents are not on the property. This commenter stated that HUD 
should clarify what a ``health risk'' from sewer odors entails rather 
than have a blanket deficiency on any odors detected.
    HUD Response: HUD has determined that the inspector should cite any 
strong odor that can be detected during the physical inspection, hence 
the proposed definition removed the reference to health risk. As with 
other definitions, there is no distinction between what may be being 
ignored or what has just occurred because the odor itself is what 
necessitates action by the multifamily owner/PHA. The multifamily 
owner/PHA cannot know that the odor detected by the inspector and cited 
in the inspection is not a sewer odor unless it is investigated. If 
after investigation the multifamily owner/PHA determines that the odor 
does not emanate from the property, the multifamily owner/PHA can, in 
accordance with the applicable regulations, submit a request for a 
technical review or database adjustment to HUD. But as with all other 
deficiencies, if the cause of the odor is due to a condition on the 
property, the multifamily owner/PHA must take action to remedy the 
condition. The definition for this deficiency has remained as proposed.
    Neither the physical inspection scoring notice nor the Dictionary 
of Deficiency Definitions addresses time frames for correcting, 
remedying or mitigating deficiencies. Multifamily owners/PHAs should 
refer to their applicable program regulations and other guidance.
    Issue: Health and safety, flammable materials, improperly stored. A 
commenter stated that ``not all paint is flammable (i.e., latex paint) 
and therefore should be excluded from the definition. Another commenter 
stated that a threshold should be included in this definition. For 
example, paper stored near a gas furnace is an issue, but paper stored 
elsewhere is not.
    HUD Response: The UPCS inspection protocol is based on the 
inspector's observations. It is neither practical nor prudent for the 
inspector to determine the content of containers, such as those listed 
in the proposed definition.
    HUD believes examples are not necessary as this is covered in the 
proposed definition by stating ``near a heat or electric 
source[hellip].'' This is an area that is extensively covered in the 
inspector training. Just one instance of flammable materials igniting 
due to improper storage is one instance too many. The presence of 
improperly stored flammable material should be identified and 
mitigated. The scoring of this deficiency was not part of the public 
comment solicitation. The definition for this deficiency is made final 
as proposed.

IV. The Revised Physical Inspection Scoring Process

1. Definitions

    The following are the definitions of the terms used in the physical 
condition scoring process:
    Criticality means one of five levels that reflect the relative 
importance of the deficiencies for an inspectable item. Appendix 1 
lists all deficiencies with their designated criticality levels, which 
vary from 1 to 5, with 5 being the most critical. Based on the 
criticality level, each deficiency has an assigned value that is used 
in scoring. Those values are 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 as reflected by its 
criticality value, points are deducted from the project score. For 
example, a clogged drain in the kitchen is more critical than a damaged 
surface on a countertop. Therefore, more points will be deducted for a 
clogged drain than for a damaged surface.
    Deficiencies refer to specific problems that are recorded for 
inspectable items, such as a hole in a wall or a damaged refrigerator 
in the kitchen.
    Inspectable area means any of the five major components of the 
project: site, building exteriors, building systems, common areas, and 
dwelling units.
    Inspectable items refer to walls, kitchens, bathrooms, and other 
features that are inspected in an inspectable area. The number of 
inspectable items varies for each inspectable area, from 8 to 17. 
Weights are assigned to each item to reflect their relative importance 
and are shown in the Item Weights and Criticality Levels tables. The 
tables refer to the weight of each item as the nominal item weight, 
which is also known as the amenity weight.
    Normalized area weight represents weights used with area scores to 
calculate project-level scores. The weights are adjusted to reflect the 
inspectable items actually present at the time of the inspection. These 
weights are proportional, as follows:
     For dwelling units, the area score is the weighted average 
of sub-area scores for each unit, weighted by the total of item weights 
present for inspection in each unit, which is referred to as the 
amenity weight.
     For common areas, the area score is the weighted average 
of sub-area common area scores weighted by the total weights for items 
available for inspection (or amenity weight) in each residential 
building common area or common building. Common buildings refer to any 
inspectable building that contains no dwelling units. All common 
buildings are inspected.
     For building exteriors or building systems, the area 
scores are weighted averages of sub-area scores.
     For sites, the area score is calculated as follows: (1) 
The amenity weights found on a site, (2) minus deductions for 
deficiencies, and (3) normalized to a 100-point scale.
    Normalized sub-area weight means the weight used with sub-area 
scores to compute an inspectable area score. These weights are 
proportional:
     For dwelling units, the item weight of amenities available 
in the unit at the time of inspection is the amenity weight.
     For common areas, the common area amenity weight is 
divided by a building's probability of being selected for inspection. 
All residential buildings with common areas may not be selected for 
inspection; however, all buildings with common areas are used to 
determine the amenity weight.
     For building exterior and building systems, the building 
exterior or building system amenity weight is multiplied by the 
building's size (number of units) and then divided by its probability 
of being selected for inspection.
     For the site, there is no sub-area score. For each 
project, there is a single site.
    Note that dividing by a building's probability of being selected 
for inspection is the same as multiplying by

[[Page 47719]]

the probability weight since the probability weight is 1 divided by the 
probability of being selected for inspection.
    Point loss cap is the maximum number of points that a single 
deficiency can count against the overall property score. The point loss 
cap for each inspectable area is:

------------------------------------------------------------------------
                                                          Maximum point
                                                         deduction for a
                    Inspectable area                          single
                                                            deficiency
------------------------------------------------------------------------
Site...................................................              7.5
Building Exterior......................................             10.0
Building Systems.......................................             10.0
Common Areas...........................................             10.0
Dwelling Units.........................................              5.0
------------------------------------------------------------------------

    Project is used synonymously with the term ``property.''
    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
------------------------------------------------------------------------

    The Item Weights and Criticality Levels tables show the severity 
levels that are possible for each deficiency. Based on the severity of 
each deficiency, the score is reduced. Points deducted are calculated 
by multiplying the item weight by the values for criticality and 
severity, as described below. For specific definitions of each severity 
level, see the Dictionary of Deficiency Definitions.
    Score means a number between 0 and 100 that reflects the physical 
condition of a project, inspectable area, or sub-area. A property score 
includes both an alphabetical and a numerical component. The number 
represents an overall score for the basic physical condition of a 
property, including points deducted for health and safety deficiencies 
other than those associated with smoke detectors. The letter code 
specifically indicates whether health and safety deficiencies were 
detected, as shown in the chart below:

----------------------------------------------------------------------------------------------------------------
                                                                      Health and safety deficiencies
                                                         -------------------------------------------------------
                                              No health                     Life              Fire safety
  Physical inspection score alphanumeric     and safety     Non-life     threatening ---------------------------
                   codes                    deficiencies   threatening  (LT)/exigent    No smoke        Smoke
                                                              (NLT)      health and     detector      detector
                                                                        safety (EHS)    problems      problems
----------------------------------------------------------------------------------------------------------------
a.........................................            X   ............  ............            X   ............
a *.......................................            X   ............  ............  ............            X
b.........................................  ............            X   ............            X   ............
b *.......................................  ............            X   ............  ............            X
c.........................................  ............  ............            X             X   ............
c *.......................................  ............  ............            X   ............            X
----------------------------------------------------------------------------------------------------------------

    To record a health or safety problem, a letter is added to the 
project score (a, b, or c) and to note that one or more smoke detectors 
is inoperable or missing an asterisk (*) is added to the project score. 
The project score for properties with LT deficiencies will have a ``c'' 
whether or not there also are NLT deficiencies.
    Sub-area means an area that will be inspected for all inspectable 
areas except the site. For example, the building exterior for building 
``2'' is a sub-area of the building exterior area. Likewise, unit ``5'' 
would be a sub-area of the dwelling units area. Each inspectable area 
for each building in a property is treated as a sub-area.

2. Scoring Protocol

    To generate accurate scores, the inspection protocol includes a 
determination of 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. For example, in the 
building exterior area, a blocked or damaged fire escape is more 
important than a cracked window, which is more important than a broken 
light fixture. The Item Weights and Criticality Levels tables provide 
the nominal weight of observable deficiencies by inspectable item for 
each area/sub-area. The Dictionary of Deficiency Definitions provides a 
definition for the severity of each deficiency in each area/sub-area.

3. Equity Principles

    In addition to determining the appropriate relative weights, 
consideration is also given to several issues concerning equity between 
properties so that scores fairly assess all types of properties:
    Proportionality. The scoring methodology includes an important 
control that does not allow any sub-area scores to be negative. If a 
sub-area, such as the building exterior for a given building, has so 
many deficiencies that the sub-area score would be 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 project. The scoring methodology takes into 
account different numbers of units in buildings. To fairly score 
projects with different numbers of units in buildings, the area scores 
are calculated for building exteriors and systems by using weighted 
averages of the sub-area scores, where the weights are based on the 
number of units in each building and on the building's probability of 
being selected for inspection. In addition, the calculation for common 
areas includes the amenities existing in the residential common areas 
and common buildings at the time of inspection.
    Differences between projects. The scoring methodology also takes 
into account that projects have different features and amenities. To 
ensure that the overall score reflects only items that are present to 
be inspected, weights to calculate area and project scores are adjusted 
depending on how many items are actually there to be inspected.
    Point loss cap. The scoring methodology further takes into account 
that a single deficiency can have disproportionate effects on scoring 
when there are relatively few buildings or units that are inspected in 
a project. To mitigate any disproportionate impact, the number of 
points deducted from the project score for any one deficiency is 
capped. Point loss caps are set at the inspectable area level.

4. Deficiency Definitions

    During a physical inspection of a project, the inspector looks for

[[Page 47720]]

deficiencies for each inspectable item within the inspectable areas, 
such as the walls (the inspectable item) of a dwelling unit (the 
inspectable area). Based on the observed condition, the Dictionary of 
Deficiency Definitions defines up to the three levels of severity for 
each deficiency: Level 1 (minor), Level 2 (major), and Level 3 
(severe). The associated values are shown in the definition of 
``severity'' in Section V.1. A specific criticality level, with 
associated values as shown in that chart, is also assigned to each 
deficiency. The criticality level reflects the importance of the 
deficiency relative to all other possible observable deficiencies for 
the inspectable area.

5. Health and Safety Deficiencies

    The UPCS physical inspection emphasizes health and safety (H&S) 
deficiencies because of their crucial impact on the well-being of 
residents. A subset of H&S deficiencies is exigent health and safety 
(EHS) deficiencies. These are life threatening (LT) and require 
immediate action or remedy. EHS deficiencies can substantially reduce 
the overall project score. As noted in the definition for the word 
``score'' in the Definitions section, all H&S deficiencies are 
highlighted by the addition of a letter to the numeric score. The Item 
Weights and Criticality Levels tables list all H&S deficiencies with an 
LT designation for those that are EHS deficiencies and an NLT 
designation for those that are non-life threatening. The LT and NLT 
designations apply only to severity level 3 deficiencies.
    To ensure prompt correction, remedy, or action to abate H&S 
deficiencies, the inspector gives the project representative a 
deficiency report identifying every observed EHS deficiency before the 
inspector leaves the site. The project representative acknowledges 
receipt of the deficiency report by signature. HUD makes available to 
all PHAs an inspection report that includes information about all of 
the H&S deficiencies recorded by the inspector. The report shows:
     The number of H&S deficiencies (EHS and NLT) 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 conditions 
score will include an asterisk. However, problems with smoke detectors 
do not currently affect the overall score. When there is an asterisk 
indicating that the project 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 based on the H&S deficiencies and 
smoke detector deficiencies observed: a, a*, b, b*, c, and c*. For 
example:
     A score of 90c* means that the project contains at least 
one EHS deficiency to be corrected, including at least one smoke 
detector deficiency, but is otherwise in excellent condition.
     A score of 40b* means the project is in poor condition, 
has at least one non-life threatening deficiency, and has at least one 
missing or inoperable smoke detector.
     A score of 55a means that the project is in poor 
condition, even though there are no H&S deficiencies.
     A project 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 each project: (1) Five inspectable areas (site, exterior, 
systems, common areas, and dwelling units); (2) inspectable items in 
each inspectable area; and (3) observed deficiencies.

7. Scoring Using Weighted Averages

    The score for a property is the weighted average of the five 
inspectable area scores, where area weights are adjusted to account for 
all of the inspectable items that are actually present to be inspected. 
In turn, area scores are calculated by using weighted averages of sub-
area scores (e.g., building area scores for a single building or unit 
scores for a single unit) for all sub-areas within an area.
    For all areas except the site, normalized sub-area weights are 
determined using the size of sub-areas, the items available for 
inspection, and the sub-area's probability of selection for inspection. 
Sub-area scores are determined by deducting points for deficiencies, 
including H&S deficiencies, based on the importance (weight) of the 
item, the criticality of the deficiency, and the severity of the 
deficiency. The maximum deduction for a single deficiency cannot exceed 
the point cap for the inspectable area where the deficiency is observed 
and a sub-area score cannot be less than zero. Also, points will be 
deducted only for one deficiency of the same kind within a sub-area. 
For example, if multiple deficiencies for broken windows are recorded, 
only the most severe deficiency observed (or one of the most severe, if 
there are multiple deficiencies with the same level of severity) will 
result in a point deduction.

8. Essential Weights and Levels

    The process of scoring a project's physical condition depends on 
the weights, levels, and associated values of the following quantities:
     Weights for the 5 inspectable areas (site, building 
exteriors, building systems, common areas, and dwelling units).
     Weights for inspectable items within inspectable areas (8 
to 17 per area).
     Criticality levels (critical, very important, important, 
contributes, and slight contribution) plus their associated values for 
deficiencies within areas inspected.
     Severity levels (3, 2, and 1) and their associated values 
for deficiencies.
     Health and safety deductions (exigent/fire safety and non-
life threatening for all inspectable areas).
     Point loss cap, defined at the inspectable area level.

9. Normalized Area Weights

    Area weights are used to obtain a weighted average of area scores. 
A project's overall physical condition score is a weighted average of 
all inspectable area scores. The nominal weights are:

------------------------------------------------------------------------
                                                                Weight
                      Inspectable area                        (percent)
------------------------------------------------------------------------
Site.......................................................           15
Building Exterior..........................................           15
Building Systems...........................................           20
Common Areas...............................................           15
Dwelling Units.............................................           35
------------------------------------------------------------------------

    These weights are assigned for all inspections when 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 to 
reflect the missing items so that within that area they will add up to 
100 percent. Area weights are recalculated when some inspectable items 
are missing in one or more area(s).
    Although rare, it is possible that an inspectable area could have 
no inspectable items available; for example, there could be no common 
areas in the inspected residential buildings and no common buildings. 
In this case, the weight of the ``common areas'' would be zero percent 
and its original 15 percent weight would be equitably redistributed to 
the other inspectable areas. The 15 percent is redistributed by 
totaling the weights of other inspectable areas (15 +

[[Page 47721]]

15 + 20 + 35 = 85) and dividing the weights of each by that amount 
(0.85, which is 85% expressed as a decimal). The modified weights are 
17.6 percent, 17.6 percent and 23.5 percent, zero percent, and 41.2 
percent for site, building exterior, building systems, common areas, 
and units, respectively, and they add up to 100 percent.

10. Area and Sub-Area Scores

    For inspectable areas with sub-areas (all areas except sites), the 
inspectable area score is a weighted average of the sub-area scores 
within that area. The scoring protocol determines the amenity weight 
for the site and each sub-area as noted in Section VI.1 under the 
definition for normalized sub-area weight. For example, a property with 
no fencing or gates in the inspectable area of the site would have an 
amenity weight of 90 percent or 0.9 (100 percent minus 10 percent for 
lack of fencing and gates), and a single dwelling unit with all items 
available for inspection, except a call-for-aid would have an amenity 
weight of 0.98 or 98 percent (100 percent minus 2 percent for lack of 
call-for-aid). A call-for-aid is a system designed to provide elderly 
residents the opportunity to call for help in the event of an 
emergency.
    The amenity weight excludes all health and safety items. Each 
deficiency as weighted and normalized are subtracted from the sub-area 
or site-weighted amenity score. Sub-area and site area scores are 
further reduced for any observed health and safety deficiencies. These 
deductions are taken at the site, building, or unit level. At this 
point, a control is applied to prevent a negative site, building, or 
unit score. The control ensures that no single building or unit can 
affect an area score more than its weighted share.

11. Overall Project Score

    The overall project score is the weighted average of the five 
inspectable area scores, with the five areas weighted by their 
normalized weights. Normalized area weights reflect both the initial 
weights and the relative weights between areas of inspectable items 
actually present. For reporting purposes, the number of possible points 
is the normalized area weight adjusted by multiplying by 100 so that 
the possible points for the five areas add up to 100. In the Physical 
Inspection Report for each project that is sent to the PHA, the 
following items are listed:
     Normalized weights as the ``possible points'' by area;
     The area scores, taking into account the points deducted 
for observed deficiencies;
     The deductions for H&S for each inspectable area; and
     The overall project score.
    The Physical Inspection Report allows the PHA and the project 
manager to see the magnitude of the points lost by inspectable area and 
the impact on the score of the H&S deficiencies.

12. Examples of Physical Condition Score Calculations

    The physical inspection scoring is deficiency based. All projects 
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 inspectable areas.
    The calculation of a physical condition score is illustrated in the 
examples provided below. The examples go through a number of interim 
stages in calculating the score, illustrating how sub-area scores are 
calculated for a single project, how the sub-area scores are rolled up 
into area scores, how the point cap is applied, and how area scores are 
combined to calculate the overall project score. One particular 
deficiency, missing/damaged/expired fire extinguishers, is carried 
through the example.
    As will be seen, the deduction starts as a percent of the sub-area. 
Then the area score is decreased considerably in the final overall 
project score since it is averaged across other sub-areas (building 
systems in the example) and then averaged across the five inspectable 
areas. Last, as applicable, the points deducted due to the observance 
of a particular deficiency are reduced by the application of the point 
loss cap. Although interim results in the examples are rounded to one 
decimal, only the final results are rounded for actual calculations.
    Following this section, another example is given specifically for 
public housing projects to show how project scores are rolled up into 
the PHAS physical indicator score for the PHA as a whole.
    Example #1. This example illustrates how the score for a sub-
area of building systems is calculated based on the following 
features.
    Consider a project for which the five inspectable areas are 
present and during the inspection of a residential building with 28 
units missing/damaged/expired fire extinguishers are observed. This 
deficiency has a severity level of 3, which has a severity weight of 
1.00 (see Item 1 of this section); a criticality level of 5, which 
has a criticality weight of 5 (see Item 1 of this section); and an 
item weight of 15.5. The amount of the points deducted is the item 
weight (15.5), multiplied by the criticality weight (5), multiplied 
by the severity weight (1), which equals 77.5.
    If this sub-area has all inspectable items, the amenity weight 
for the sub-area adds to 100%. If missing/damaged/expired fire 
extinguishers is the only deficiency observed, the initial 
proportionate score for this sub-area (building systems in building 
one) is the amenity score minus the deficiency points, normalized to 
a 100-point basis. In this instance the initial proportionate sub-
area score is 100 - 77.5 = 22.5 x (100 / 100) = 22.5. Because the 
point deduction for the missing/damaged/expired fire extinguishers 
is 77.5, this deficiency accounts for 77.5% of the sub-area score. 
Additional deficiencies or H&S deficiencies would be calculated in 
the same manner and further decrease the sub-area score, and if the 
result is less than zero (a negative number) the score is set to 
zero.

------------------------------------------------------------------------
                  Element                         Associated value
------------------------------------------------------------------------
Amenity score.............................  100.00
Deficiency points.........................  77.5
Calculation for the initial proportionate   100.00 - 77.5 = 22.5
 score.
Normalizing factor........................  100 / 100 = 1
Normalized initial sub-area score.........  22.5 x 1= 22.5
------------------------------------------------------------------------

    Example #2. This example illustrates how the building systems 
inspectable area score is calculated from the sub-area score. 
Consider a property with two buildings with the following 
characteristics:
     Building One (from example 1 above):
-- 28 units
-- 100 percent amenity weight for items that are present to be 
inspected in building systems
-- Building systems sub-area score is 22.5 points
     Building Two:
-- 2 units
-- 62 percent amenity weight for items that are present to be 
inspected in the building's systems
-- Building systems sub-area score is 100.0 points
    The score for the building systems area is the weighted average of 
the individual scores for each building's systems. Each building 
systems score is weighted by the number of units and the percent of the 
weight for items present to be inspected in the building systems 
inspectable area.
    The building systems area score is determined as follows. First, 
the unit weighted average for each building is computed by multiplying 
the number of units in the building by the amenity weight for that 
building. The unit weighted average for each building then is divided 
by the total of the building weights for all buildings in the property 
to determine the proportion of building weight for each building. 
Multiplying the proportion of building weight by the initial sub-area 
score for the building

[[Page 47722]]

produces the building systems area score. The building systems area 
score for the property is the sum of the building systems area score 
for each building.
    In this example, the buildings systems area score for the property 
is 25.7.

----------------------------------------------------------------------------------------------------------------
                                                                                                         Unit
                            Building                               Number of    x     Amenity     =    weighted
                                                                     units             weight           average
----------------------------------------------------------------------------------------------------------------
One.............................................................           28  ...         1.00  ...       28.0
Two.............................................................            2  ...          .62  ...        1.24
                                                                 -----------------------------------------------
    Total.......................................................           30  ...  ...........  ...       29.24
----------------------------------------------------------------------------------------------------------------


------------------------------------------------------------------------
                                              Sum of          Proportion
        Unit weighted average          /     building    =   of building
                                             weights            weight
------------------------------------------------------------------------
28.0................................  ...        29.24  ...         .958
1.24................................  ...        29.24  ...         .042
29.24...............................  ...  ...........  ...  ...........
------------------------------------------------------------------------


------------------------------------------------------------------------
                                                               Building
    Proportion of building weight      x   Initial sub-  =     systems
                                            area score        Area score
------------------------------------------------------------------------
.958................................  ...         22.5  ...         21.5
.042................................  ...        100.0  ...          4.2
                                                                    25.7
------------------------------------------------------------------------

    As shown in the calculations above, the proportion of building 
weight allocated to building one is 95.8% (28.0 / 29.24 = .958). A 
building systems area score of 25.7 indicates that the point deduction 
for the missing/damaged/expired fire extinguishers in building one is 
74.2 points: the number of points deducted at the sub-area (from 
example 1) multiplied by the proportion of building weight 
allocated to building one, or 77.5 x .958 = 74.2.
    Example #3. This example illustrates how the overall weighted 
average for the building systems area amenity weight is calculated. 
The unit weighted average of amenity weight for each building is 
computed by dividing the unit weighted average for the building (as 
calculated in example 2) by the total number of units in 
the property. Normalizing the unit weighted average of amenity 
weights for each building by multiplying by 100 results in the 
overall building systems weighted average amenity weight. In this 
example, the overall building systems weighted average amenity 
weight for the property is 97.4.

--------------------------------------------------------------------------------------------------------------------------------------------------------
                                                                                                                                               Overall
                                                                                                             Unit                              building
                                                                         Unit                              weighted         Normalized         systems
                              Building                                 weighted    /   Total units   =    average of   x     to a 100    =     weighted
                                                                       average         in property         amenity         point basis         average
                                                                                                           weights                             amenity
                                                                                                                                                weight
--------------------------------------------------------------------------------------------------------------------------------------------------------
One................................................................         28.0  ...           30  ...         .933  ...          100  ...         93.3
Two................................................................         1.24  ...           30  ...         .041  ...          100  ...          4.1
                                                                    ------------------------------------------------------------------------------------
    Total..........................................................        29.24  ...  ...........  ...  ...........  ...  ...........  ...         97.4
--------------------------------------------------------------------------------------------------------------------------------------------------------

    Example #4. This example illustrates how the score for a 
property is calculated. Consider a property with the following 
characteristics. All of the values are presumed except for the 
values buildings systems which were calculated in the preceding 
examples.
     Site
--Score: 90 points
--67.5 percent weighted average amenity weight
--Nominal area weight: 15 percent
     Building Exteriors
--Score: 85 points
--100 percent weighted average amenity weight
--Nominal area weight: 15 percent
     Building Systems (from Examples 2 and 3)
--Score: 25.7 points
--97.4 percent weighted average amenity weight
--Nominal area weight: 20 percent
     Common Areas
--Score: 77 points
--20 percent weighted average amenity weight
--Nominal area weight: 15 percent
     Dwelling Units
--Score: 85 points
--94 weighted average amenity weight
--Nominal area weight: 35 percent
    To calculate the property score, the adjusted area weights for all 
five inspectable areas are determined. The amenity weights for each of 
the five inspectable areas shown in the table below are all presumed, 
except for the amenity weight for building systems that was calculated 
in the three examples above.
    The property score is determined as follows. The amenity weighted 
average is computed by multiplying the nominal area weight for the 
inspectable area (see Item 1 of this Section) by the amenity weight 
(presumed for the example). Next, the amenity weighted averages for the 
five inspectable areas are added to determine the total adjusted weight 
(80.5 in this example) to determine the maximum possible points for the 
inspectable area, each amenity weighted average is divided by the total 
adjusted weight and then multiplied by 100 to

[[Page 47723]]

normalize the result. The sum of the five maximum inspectable area 
points is the total number of possible points for the property. In this 
example, the maximum possible points, 99.9, was rounded to 100.

--------------------------------------------------------------------------------------------------------------------------------------------------------
                                                                                         Amenity            Total           Normalized         Maximum
                 Inspectable area                    Nominal     x     Amenity     =     weighted    /     adjusted    x      to 100     =     Possible
                                                   area weight          weight           average            weight         point scale       area points
--------------------------------------------------------------------------------------------------------------------------------------------------------
Site.............................................           15  ...        0.675  ...         10.1  ...         80.5  ...          100  ...         12.5
Building Exterior................................           15  ...         1.00  ...         15.0  ...         80.5  ...          100  ...         18.6
Building Systems.................................           20  ...        0.974  ...         19.5  ...         80.5  ...          100  ...         24.2
Common Areas.....................................           15  ...         0.20  ...          3.0  ...         80.5  ...          100  ...          3.7
Dwelling Units...................................           35  ...         0.94  ...         32.9  ...         80.5  ...          100  ...         40.9
    Total........................................  ...........  ...  ...........  ...         80.5  ...  ...........  ...  ...........  ...        100.0
--------------------------------------------------------------------------------------------------------------------------------------------------------

    Before the final property score is calculated, the points deducted 
for each deficiency are checked against the point loss cap in the 
applicable inspectable area to assure that no single deficiency results 
in the deduction of too many points. For the missing/damaged/expired 
fire extinguishers in building one, the points deducted under building 
systems will be the result of multiplying the number of building 
systems points deducted for the deficiency (74.2 as determined in 
example 2) by the proportion of total points allocated to the 
building systems inspectable area (.242 from the table above). In this 
example, the points deducted for this deficiency would be 74.2 x .242 = 
18.0. Because the point loss cap for building systems is 10 points, 
this 18.0 point deduction exceeds the cap. Therefore, the total points 
deducted due to the missing/damaged/expired fire extinguishers 
deficiency in building one is reduced to 10.
    There are four steps to implement the point deduction in the final 
score. First, the points lost at the area level are set. For this 
property, the building systems points deducted due to missing/damaged/
expired fire extinguishers is set by dividing the point cap (10) by the 
proportion of total points allocated to building systems (.242), or 10 
/ .242 = 41.3.
    Second, the building systems sub-area weight for building one is 
set. This is determined by dividing the points lost at the area level 
(41.3) by the proportion of building weight for building one (.958), or 
41.3 / .958 = 43.1.
    Third, the building one building systems sub-area score is 
recalculated by summing the building systems deficiencies in building 
one. In example 1, the missing/damaged/expired fire 
extinguishers is the only deficiency in this sub-area. Therefore, the 
recalculated sub-area score for building one building systems is the 
amenity score (100) minus the building systems sub-area deficiency 
points (43.1), or 100 - 43.1 = 56.9.
    The last step in the application of the point loss cap is the 
determination of the building systems area score for the property.

--------------------------------------------------------------------------------------------------------------------------------------------------------
                                                                                         Unit           Sum of the          Initial            Building
                    Building                      Number of    x     Amenity     =     weighted    /     building    x   proportionate   =     systems
                                                    units             weight           average           weights              score           area score
--------------------------------------------------------------------------------------------------------------------------------------------------------
One............................................           28  ...         1.00  ...         28.0  ...        29.24  ...          56.9   ...         54.5
Two............................................            2  ...         0.62  ...         1.24  ...        29.24  ...         100.0   ...          4.2
                                                --------------------------------------------------------------------------------------------------------
    Total......................................           30  ...  ...........  ...        29.24  ...  ...........  ...  .............  ...         58.7
--------------------------------------------------------------------------------------------------------------------------------------------------------

    The recalculated building systems area score is 58.7 points, and 
will be rounded to 59. This area score is used to calculate the overall 
property score.
    The nominal possible points for each inspectable area is multiplied 
by the amenity weight, divided by the total adjusted amenity weight, 
and normalized to a 100-point basis, in order to produce the possible 
points for the inspectable area. The property score is the sum of all 
weighted inspectable area scores for that property. The example below 
reflects how the missing/damaged/expired fire extinguishers deficiency 
from example 1 in building systems impacts the overall 
property score. In this example, the property score of 78.9 is rounded 
to 79.

----------------------------------------------------------------------------------------------------------------
                                                                                    Normalized         Project
                                                   Area                              to a 100          weighted
               Inspectable area                   points     x   Area  score   /      point      =       area
                                                                                      scale             scores
----------------------------------------------------------------------------------------------------------------
Site.........................................         12.5  ...           90  ...          100  ...         11.2
Building Exterior............................         18.6  ...           85  ...          100  ...         15.8
Building Systems.............................         24.2  ...           59  ...          100  ...         14.3
Common Areas.................................          3.7  ...           77  ...          100  ...          2.8
Dwelling Units...............................         40.9  ...           85  ...          100  ...         34.8
                                              ------------------------------------------------------------------
    Total....................................        100.0  ...  ...........  ...  ...........  ...         78.9
----------------------------------------------------------------------------------------------------------------


[[Page 47724]]

13. Computing the PHAS Physical Inspection Score

    The physical inspection score for the PHAS for a PHA is the 
weighted average of the PHA's individual project physical inspection 
scores, where the weights are the number of units in each project 
divided by the total number of units in all projects for the PHA.
    Example: Project 1 has a score of 79 and has 30 units (from the 
example above)
    Project 2 has a score of 88 and has 600 units.
    The overall PHAS score is computed as follows:
Score = [79 x 30/(30+600)] + [88 x 600/(30+600)]
    = 3.76 + 83.81
    = 87.57 that rounds to an overall physical inspection score of 
88.

14. 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 common buildings and 
buildings that contain 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 in a project 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 residential building sample size is the lesser of either 
(1) the dwelling unit sample size, or (2) the number of residential 
buildings.
    To illustrate the process for sampling buildings, two examples are 
provided below:

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

15. Accessibility Questions

    HUD reviews particular elements during the physical inspection to 
determine possible indications of noncompliance with the Fair Housing 
Act (42 U.S.C. 3601-3619) and section 504 of the Rehabilitation Act of 
1973 (29 U.S.C. 794). More specifically, during the physical 
inspection, the inspector will record 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 32 inches wide, measured between the door and the opposite 
door jamb; (3) there is an accessible route to all exterior common 
areas; and (4) for multi-story buildings that are inspected, the 
interior hallways to all inspected units and common areas are at least 
36 inches wide. These items are recorded, but do not affect the score.

IV. Environmental Review

    This notice provides operating instructions and procedures in 
connection with activity under the Public Housing Assessment System 
regulations at 24 DFR part 902 that have previously been subject to the 
required environmental review. Accordingly, under 24 CFR 50.19(c)(4), 
this notice is categorically excluded from environmental review under 
the National Environmental Policy Act of 1969 (42 U.S.C. 4321).

    Dated: July 26, 2012.
Sandra B. Henriquez,
 Assistant Secretary for Public and Indian Housing.

Appendix I: Item Weights and Criticalities

                                                   Area--Site
----------------------------------------------------------------------------------------------------------------
                                      Nominal                                                   Level
                                        item                                               ---------------
         Inspectable item              weight      Observable deficiency      Criticality                   H&S
                                     (percent)                                               1    2    3
----------------------------------------------------------------------------------------------------------------
Fencing and Gates.................         10.0  Holes/Missing Sections/                 3  ...   X   ...  .....
                                                  Damaged/Falling/Leaning
                                                  (Non-security/Non-
                                                  safety).
                                           10.0  Holes/Missing Sections/                 4   X    X    X     NLT
                                                  Damaged/Falling/Leaning
                                                  (Security/Safety).
Grounds...........................         12.5  Erosion/Rutting Areas....               4  ...   X    X     NLT
                                           12.5  Overgrown/Penetrating                   3  ...   X    X   .....
                                                  Vegetation.
                                           12.5  Ponding/Site Drainage....               4  ...   X    X   .....
Health & Safety...................         12.5  Air Quality--Sewer Odor                 3  ...  ...   X     NLT
                                                  Detected.
                                           12.5  Air Quality--Propane/                   5  ...  ...   X      LT
                                                  Natural Gas/Methane Gas
                                                  Detected.

[[Page 47725]]

 
                                           12.5  Electrical Hazards--                    5  ...  ...   X      LT
                                                  Exposed Wires/Open
                                                  Panels.
                                           12.5  Electrical Hazards--Water               5  ...  ...   X      LT
                                                  Leaks on/near Electrical
                                                  Equipment.
                                           12.5  Flammable/Combustible                   3  ...  ...   X     NLT
                                                  Materials--Improperly
                                                  Stored.
                                           12.5  Garbage and Debris--                    3  ...  ...   X     NLT
                                                  Outdoors.
                                            0.0  Hazards--Other...........               3  ...  ...   X     NLT
                                           12.5  Hazards--Sharp Edges.....               3  ...  ...   X     NLT
                                           12.5  Hazards--Tripping........               3  ...  ...   X     NLT
                                           12.5  Infestation--Insects.....               3  ...  ...   X     NLT
                                           12.5  Infestation--Rats/Mice/                 3  ...  ...   X     NLT
                                                  Vermin.
Mailboxes/Project Signs...........          1.0  Mailbox Missing/Damaged..               2  ...  ...   X   .....
                                            1.0  Signs Damaged............               2   X   ...  ...  .....
Market Appeal.....................          8.0  Graffiti.................               4   X    X    X   .....
                                            8.0  Litter...................               4  ...   X   ...  .....
Parking Lots/Driveways/Roads......          8.5  Cracks/Settlement/Heaving/              4  ...   X    X   .....
                                                  Loose Materials/Potholes.
                                            8.5  Ponding..................               4  ...   X    X   .....
Play Areas and Equipment..........         12.5  Damaged/Broken Equipment.               3   X    X    X     NLT
                                           12.5  Deteriorated Play Area                  3  ...   X    X   .....
                                                  Surface.
Refuse Disposal...................         12.5  Broken/Damaged Enclosure--              3  ...   X   ...  .....
                                                  Inadequate Outside
                                                  Storage Space.
Retaining Walls...................         10.0  Damaged/Falling/Leaning..               4   X   ...   X     NLT
Storm Drainage....................         12.5  Damaged/Obstructed.......               5  ...   X    X   .....
Walkways/Steps....................         12.5  Broken/Missing Hand                     3  ...  ...   X     NLT
                                                  Railing.
                                           12.5  Cracks/Settlement/Heaving               3  ...   X   ...  .....
                                           12.5  Spalling.................               3   X    X   ...  .....
----------------------------------------------------------------------------------------------------------------
Note: 1) Nominal item weight assumes that all items for the Site are present. Item weights would be adjusted
  accordingly when items are not applicable (N/A).
2) The Health & Safety item assumes the highest item weight for a particular inspection. Nominally it is equal
  to 12.5%.
3) ``X'' in the level column indicates which levels are applicable.
4) Only level 3 is applied to H&S deficiencies.
5) In the H&S column, NLT is non-life threatening H&S and LT (life threatening) is exigent/fire safety (calling
  for immediate attention or remedy).


                                             Area--Building Exterior
----------------------------------------------------------------------------------------------------------------
                                      Nominal                                                   Level
                                        item                                               ---------------
         Inspectable item              weight      Observable deficiency      Criticality                   H&S
                                     (percent)                                               1    2    3
----------------------------------------------------------------------------------------------------------------
Doors.............................         18.4  Damaged Frames/Threshold/               2  ...   X    X     NLT
                                                  Lintels/Trim.
                                           18.4  Damaged Hardware/Locks...               3  ...   X    X   .....
                                           18.4  Damaged Surface (Holes/                 4  ...   X    X   .....
                                                  Paint/Rust/Glass).
                                           18.4  Damaged/Missing Screen/                 3   X   ...   X     NLT
                                                  Storm/Security Door.
                                           18.4  Deteriorated/Missing                    4  ...  ...   X   .....
                                                  Caulking/Seals.
                                           18.4  Missing Door.............               5  ...  ...   X   .....
FHEO..............................          0.0  FHEO--Main Entrance Less                5  ...  ...   X   .....
                                                  Than 32'' Wide.
                                            0.0  FHEO--Obstructed or                     5  ...  ...   X   .....
                                                  Missing Accessibility
                                                  Route.
Fire Escapes......................         18.4  Blocked Egress/Ladders...               5  ...  ...   X      LT
                                           18.4  Visibly Missing                         5  ...  ...   X      LT
                                                  Components.
Foundations.......................         18.4  Cracks/Gaps..............               5  ...   X    X   .....
                                           18.4  Spalling/Exposed Rebar...               4  ...   X    X   .....
Health and Safety.................         18.4  Electrical Hazards--                    5  ...  ...   X      LT
                                                  Exposed Wires/Open
                                                  Panels.
                                           18.4  Electrical Hazards--Water               5  ...  ...   X      LT
                                                  Leaks on/near Electrical
                                                  Equipment.
                                           18.4  Emergency Fire Exits--                  5  ...  ...   X      LT
                                                  Emergency/Fire Exits
                                                  Blocked/Unusable.
                                           18.4  Emergency Fire Exits--                  3  ...  ...   X     NLT
                                                  Missing Exit Signs.
                                           18.4  Flammable/Combustible                   3  ...  ...   X     NLT
                                                  Materials--Improperly
                                                  Stored.
                                           18.4  Garbage and Debris--                    3  ...  ...   X     NLT
                                                  Outdoors.
                                            0.0  Hazards--Other...........               3  ...  ...   X     NLT
                                           18.4  Hazards--Sharp Edges.....               3  ...  ...   X     NLT
                                            0.0  Hazards--Tripping........               3  ...  ...   X     NLT
                                           18.4  Infestation--Insects.....               3  ...  ...   X     NLT
                                           18.4  Infestation--Rats/Mice/                 3  ...  ...   X     NLT
                                                  Vermin.
Lighting..........................         11.5  Broken Fixtures/Bulbs....               4  ...   X    X   .....
Roofs.............................         18.4  Damaged/Clogged Drains...               5  ...   X    X   .....
                                           18.4  Damaged Soffits/Fascia/                 4   X   ...   X   .....
                                                  Soffit Vents.

[[Page 47726]]

 
                                           18.4  Damaged Vents............               4   X   ...   X   .....
                                           18.4  Damaged/Torn Membrane/                  5  ...   X    X   .....
                                                  Missing Ballast.
                                           18.4  Missing/Damaged                         3   X    X    X   .....
                                                  Components from
                                                  Downspout/Gutter.
                                           18.4  Missing/Damaged Shingles.               5   X    X    X   .....
                                           18.4  Ponding..................               4  ...  ...   X   .....
Walls.............................         14.9  Cracks/Gaps..............               5  ...   X    X   .....
                                           14.9  Damaged Chimneys.........               4   X    X    X     NLT
                                           14.9  Missing/Damaged Caulking/               4   X    X   ...  .....
                                                  Mortar.
                                           14.9  Missing Pieces/Holes/                   4  ...   X    X   .....
                                                  Spalling.
                                           14.9  Stained/Peeling/Needs                   3   X    X   ...  .....
                                                  Paint.
Windows...........................          0.0  Cracked/Broken/Missing                  3   X   ...   X     NLT
                                                  Panes.
                                            0.0  Damaged/Missing Screens..               2   X   ...  ...  .....
                                            0.0  Damaged Sills/Frames/                   5   X    X   ...  .....
                                                  Lintels/Trim.
                                            0.0  Missing/Deteriorated                    5   X   ...   X   .....
                                                  Caulking/Seals/Glazing
                                                  Compound.
                                            0.0  Peeling/Needs Paint......               2   X   ...  ...  .....
----------------------------------------------------------------------------------------------------------------
Note: 1) Nominal item weight assumes that all items for the Building Exterior are present. Item weights would be
  adjusted accordingly when items are not applicable (N/A).
2) The Health & Safety item assumes the highest item weight for a particular inspection. Nominally it is equal
  to 18.4%.
3) ``X'' in the level column indicates which levels are applicable.
4) Only level 3 is applied to H&S deficiencies.
5) In the H&S column, NLT is non-life threatening H&S and LT (life threatening) is exigent/fire safety (calling
  for immediate attention or remedy).


                                             Area--Building Systems
----------------------------------------------------------------------------------------------------------------
                                      Nominal                                                   Level
                                        item                                               ---------------
         Inspectable item              weight      Observable deficiency      Criticality                   H&S
                                     (percent)                                               1    2    3
----------------------------------------------------------------------------------------------------------------
Domestic Water....................         15.5  General Rust/Corrosion on               2  ...  ...   X     NLT
                                                  Heater Chimney.
                                           15.5  Leaking Central Water                   4  ...  ...   X   .....
                                                  Supply.
                                           15.5  Misaligned Chimney/                     5  ...  ...   X      LT
                                                  Ventilation System.
                                           15.5  Missing Pressure Relief                 5  ...  ...   X     NLT
                                                  Valve.
                                           15.5  Water Supply Inoperable..               5  ...  ...   X     NLT
Electrical System.................         15.5  Blocked Access/Improper                 3  ...  ...   X     NLT
                                                  Storage.
                                           15.5  Burnt Breakers...........               4  ...  ...   X     NLT
                                           15.5  Evidence of Leaks/                      5  ...  ...   X     NLT
                                                  Corrosion.
                                           15.5  Frayed Wiring............               5  ...  ...   X   .....
                                           15.5  Missing Breakers/Fuses...               5  ...  ...   X      LT
                                           15.5  Missing Covers...........               5  ...  ...   X      LT
Elevators                                   5.0  Inoperable...............               5  ...  ...   X     NLT
Emergency Power...................          2.0  Auxiliary Lighting                      5  ...  ...   X   .....
                                                  Inoperable.
                                            2.0  Run-Up Records/                         4  ...   X    X   .....
                                                  Documentation Not
                                                  Available.
Fire Protection...................         15.5  Missing Sprinkler Head...               5  ...  ...   X     NLT
                                           15.5  Missing/Damaged/Expired                 5   X    X    X      LT
                                                  Extinguishers.
Health & Safety...................         15.5  Air Quality--Mold and/or                3  ...  ...   X     NLT
                                                  Mildew Observed.
                                           15.5  Air Quality--Propane/                   5  ...  ...   X      LT
                                                  Natural Gas/Methane Gas
                                                  Detected.
                                           15.5  Air Quality--Sewer Odor                 3  ...  ...   X     NLT
                                                  Detected.
                                           15.5  Electrical Hazards--                    5  ...  ...   X      LT
                                                  Exposed Wires/Open
                                                  Panels.
                                           15.5  Electrical Hazards--Water               5  ...  ...   X      LT
                                                  Leaks on/near Electrical
                                                  Equipment.
                                           15.5  Elevator--Tripping.......               3  ...  ...   X     NLT
                                           15.5  Emergency Fire Exits--                  5  ...  ...   X      LT
                                                  Emergency/Fire Exits
                                                  Blocked/Unusable.
                                           15.5  Emergency Fire Exits--                  3  ...  ...   X     NLT
                                                  Missing Exit Signs.
                                           15.5  Flammable/Combustible                   3  ...  ...   X     NLT
                                                  Materials--Improperly
                                                  Stored.
                                           15.5  Garbage and Debris--                    3  ...  ...   X     NLT
                                                  Indoors.
                                           15.5  Garbage and Debris--                    3  ...  ...   X     NLT
                                                  Outdoors.
                                            0.0  Hazards--Other...........               3  ...  ...   X     NLT
                                           15.5  Hazards--Sharp Edges.....               3  ...  ...   X     NLT
                                            0.0  Hazards--Tripping........               3  ...  ...   X     NLT
                                           15.5  Infestation--Insects.....               3  ...  ...   X     NLT
                                           15.5  Infestation--Rats/Mice/                 3  ...  ...   X     NLT
                                                  Vermin.
HVAC..............................         15.5  Boiler/Pump/Cooling                     4   X   ...   X   .....
                                                  System Leaks.
                                           15.5  Fuel Supply Leaks........               4  ...  ...   X     NLT
                                           15.5  General Rust/Corrosion...               2  ...   X    X     NLT
                                           15.5  Misaligned Chimney/                     5  ...  ...   X      LT
                                                  Ventilation System.
Roof Exhaust System...............         15.5  Roof Exhaust Fan(s)                     3  ...  ...   X   .....
                                                  Inoperable.

[[Page 47727]]

 
Sanitary System...................         15.5  Broken/Leaking/Clogged                  5  ...  ...   X     NLT
                                                  Pipes or Drains.
                                           15.5  Missing Drain/Cleanout/                 3  ...  ...   X   .....
                                                  Manhole Covers.
----------------------------------------------------------------------------------------------------------------
Note: 1) Nominal item weight assumes that all items for the Building System are present. Item weights would be
  adjusted accordingly when items are not applicable (N/A).
2) The Health & Safety item assumes the highest item weight for a particular inspection. Nominally it is equal
  to 15.5%.
3) ``X'' in the level column indicates which levels are applicable.
4) Only level 3 is applied to H&S deficiencies.
5) In the H&S column, NLT is non-life threatening H&S and LT (life threatening) is exigent/fire safety (calling
  for immediate attention or remedy).


                                               Area--Common Areas
----------------------------------------------------------------------------------------------------------------
                                      Nominal                                                   Level
     Inspectable item location      item weight    Observable deficiency      Criticality  ---------------  H&S
                                     (percent)                                               1    2    3
----------------------------------------------------------------------------------------------------------------
Basement/Garage/Carport...........            5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  3  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  4   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    5  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               4   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Closet/Utility Mechanical.........            5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X     NLT
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.

[[Page 47728]]

 
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Community Room....................           10  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                             10  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                             10  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                             10  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                             10  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                             10  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                             10  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                             10  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                             10  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                             10  Doors--Missing Door......               5   X    X    X     NLT
                                             10  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                             10  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                             10  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                             10  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                             10  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                             10  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                             10  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                             10  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                             10  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                             10  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                             10  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                             10  HVAC--Inoperable.........               5  ...  ...   X   .....
                                             10  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                             10  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                             10  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                             10  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                             10  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                             10  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                             10  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                             10  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                             10  Walls--Damaged...........               3   X    X    X   .....
                                             10  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                             10  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                             10  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                             10  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                             10  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.

[[Page 47729]]

 
                                             10  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                             10  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                             10  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                             10  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                             10  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Day Care..........................           10  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                             10  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                             10  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                             10  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                             10  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                             10  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                             10  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                             10  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                             10  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                             10  Doors--Missing Door......               5   X    X    X   .....
                                             10  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                             10  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                             10  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                             10  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                             10  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                             10  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                             10  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                             10  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                             10  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                             10  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                             10  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                             10  HVAC--Inoperable.........               5  ...  ...   X   .....
                                             10  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                             10  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                             10  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                             10  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                             10  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                             10  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                             10  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                             10  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                             10  Walls--Damaged...........               3   X    X    X   .....
                                             10  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                             10  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                             10  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                             10  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                             10  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                             10  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                             10  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                             10  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                             10  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                             10  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
FHEO..............................            0  FHEO--Multi-story                       5  ...  ...   X   .....
                                                  Building Hallways/Common
                                                  Areas Less Than 36''
                                                  Wide.
                                              0  FHEO--Routes Obstructed                 5  ...  ...   X   .....
                                                  or Inaccessible to
                                                  Wheelchair.
Halls/Corridors/Stairs............           10  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                             10  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                             10  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                             10  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                             10  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                             10  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                             10  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                             10  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                             10  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                             10  Doors--Missing Door......               5   X    X    X   .....
                                             10  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                             10  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                             10  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                             10  Electrical--Frayed Wiring               5  ...  ...   X   .....

[[Page 47730]]

 
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                             10  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                             10  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                             10  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                             10  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                             10  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                             10  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                             10  Graffiti.................               4   X    X    X   .....
                                             10  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                             10  HVAC--Inoperable.........               5  ...  ...   X   .....
                                             10  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                             10  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                             10  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                             10  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                             10  Mailbox--Missing/Damaged.               2  ...  ...   X   .....
                                             10  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                             10  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                             10  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                             10  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                             10  Walls--Damaged...........               3   X    X    X   .....
                                             10  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                             10  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                             10  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                             10  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                             10  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                             10  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                             10  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                             10  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                             10  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                             10  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
                                             10  Pedestrian/Wheelchair                   3  ...   X    X   .....
                                                  Ramp.
Health & Safety...................           10  Air Quality--Mold and/or                3  ...  ...   X     NLT
                                                  Mildew Observed.
                                             10  Air Quality--Propane/                   5  ...  ...   X      LT
                                                  Natural Gas/Methane Gas
                                                  Detected.
                                             10  Air Quality--Sewer Odor                 3  ...  ...   X     NLT
                                                  Detected.
                                             10  Electrical Hazards--                    5  ...  ...   X      LT
                                                  Exposed Wires/Open
                                                  Panels.
                                             10  Electrical Hazards--Water               5  ...  ...   X      LT
                                                  Leaks on/near Electrical
                                                  Equipment.
                                             10  Emergency Fire Exits--                  3  ...  ...   X      LT
                                                  Emergency/Fire Exits
                                                  Blocked/Unusable.
                                             10  Emergency Fire Exits--                  3  ...  ...   X     NLT
                                                  Missing Exit Signs.
                                             10  Flammable/Combustible                   3  ...  ...   X     NLT
                                                  Materials--Improperly
                                                  Stored.
                                             10  Garbage and Debris--                    3  ...  ...   X     NLT
                                                  Indoors.
                                             10  Garbage and Debris--                    3  ...  ...   X     NLT
                                                  Outdoors.
                                              0  Hazards--Other...........               3  ...  ...   X     NLT
                                             10  Hazards--Sharp Edges.....               3  ...  ...   X     NLT
                                              0  Hazards--Tripping........               3  ...  ...   X     NLT
                                             10  Infestation--Insects.....               3  ...  ...   X     NLT
                                             10  Infestation--Rats/Mice/                 3  ...  ...   X     NLT
                                                  Vermin.
Kitchen...........................           10  Cabinets--Missing/Damaged               2  ...   X    X   .....
                                             10  Call for Aid--Inoperable.               3  ...  ...   X     NLT
                                             10  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                             10  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                             10  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                             10  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                             10  Countertops--Missing/                   2  ...   X   ...  .....
                                                  Damaged.
                                             10  Dishwasher/Garbage                      2  ...   X   ...  .....
                                                  Disposal--Inoperable.
                                             10  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                             10  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                             10  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                             10  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                             10  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                             10  Doors--Missing Door......               5   X    X    X   .....
                                             10  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                             10  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                             10  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.

[[Page 47731]]

 
                                             10  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                             10  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                             10  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                             10  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                             10  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                             10  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                             10  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                             10  GFI--Inoperable..........               5  ...  ...   X     NLT
                                             10  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                             10  HVAC--Inoperable.........               5  ...  ...   X   .....
                                             10  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                             10  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                             10  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                             10  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                             10  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                             10  Plumbing--Clogged Drains.               4   X   ...   X     NLT
                                             10  Plumbing--Leaking Faucet/               3   X   ...   X     NLT
                                                  Pipes.
                                             10  Range/Stove--Missing/                   3   X    X    X   .....
                                                  Damaged/Inoperable.
                                             10  Range Hood/Exhaust Fans--               2   X   ...   X   .....
                                                  Excessive Grease/
                                                  Inoperable.
                                             10  Refrigerator--Damaged/                  3   X   ...   X   .....
                                                  Inoperable.
                                             10  Sink--Missing/Damaged....               5   X   ...   X     NLT
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                             10  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                             10  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                             10  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                             10  Walls--Damaged...........               3   X    X    X   .....
                                             10  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                             10  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                             10  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                             10  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                             10  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                             10  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                             10  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                             10  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                             10  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                             10  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Laundry Room......................           10  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                             10  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                             10  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                             10  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                             10  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                             10  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                             10  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                             10  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                             10  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                             10  Doors--Missing Door......               5   X    X    X   .....
                                             10  Dryer Vent--Missing/                    3  ...  ...   X   .....
                                                  Damaged/Inoperable.
                                             10  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                             10  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                             10  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                             10  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                             10  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                             10  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                             10  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                             10  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                             10  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                             10  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                             10  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                             10  GFI--Inoperable..........               5  ...  ...   X     NLT
                                             10  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                             10  HVAC--Inoperable.........               5  ...  ...   X   .....
                                             10  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                             10  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.

[[Page 47732]]

 
                                             10  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                             10  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                             10  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                             10  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                             10  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                             10  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                             10  Walls--Damaged...........               3   X    X    X   .....
                                             10  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                             10  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                             10  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                             10  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                             10  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                             10  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                             10  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                             10  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                             10  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                             10  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Lobby.............................            5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                              5  HVAC--Inoperable.........               5  ...  ...   X   .....
                                              5  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                              5  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                              5  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Office............................            5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.

[[Page 47733]]

 
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                              5  HVAC--Inoperable.........               5  ...  ...   X   .....
                                              5  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                              5  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                              5  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Other Community Spaces............            5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                              5  HVAC--Inoperable.........               5  ...  ...   X   .....
                                              5  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                              5  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.

[[Page 47734]]

 
                                              5  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Patio/Porch/Balcony...............            5  Baluster/Side Railings--                3  ...  ...   X   .....
                                                  Damaged.
                                              5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Pools and Related Structures......            5  Pools--Damaged/Not                      5  ...  ...   X   .....
                                                  Intact--Fencing or
                                                  Gate(s).
                                              5  Pools--Inoperable........               2  ...  ...   X   .....
Restrooms/Pool Structures.........            5  Call for Aid--Inoperable.               3  ...  ...   X     NLT
                                              5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.

[[Page 47735]]

 
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  GFI--Inoperable..........               5  ...  ...   X     NLT
                                              5  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                              5  HVAC--Inoperable.........               5  ...  ...   X   .....
                                              5  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                              5  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                              5  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                              5  Lavatory Sink--Damaged/                 3   X   ...   X     NLT
                                                  Missing.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              5  Plumbing--Clogged Drains.               5   X   ...   X     NLT
                                              5  Plumbing--Leaking Faucet/               4   X   ...   X     NLT
                                                  Pipes.
                                              5  Restroom Cabinet--Damaged/              2   X   ...  ...  .....
                                                  Missing.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Shower/Tub--Damaged/                    4  ...   X    X   .....
                                                  Missing.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Ventilation/Exhaust                     4  ...   X   ...  .....
                                                  System--Inoperable.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Water Closet/Toilet--                   5  ...   X    X   .....
                                                  Damaged/Clogged/Missing.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Storage...........................            5  Ceiling--Bulging/Buckling               4  ...  ...   X   .....
                                              5  Ceiling--Holes/Missing                  4   X    X    X   .....
                                                  Tiles/Panels/Cracks.
                                              5  Ceiling--Peeling/Needs                  1   X    X   ...  .....
                                                  Paint.
                                              5  Ceiling--Mold/Mildew/                   2   X   ...   X   .....
                                                  Water Stains/Water
                                                  Damage.
                                              5  Doors--Damaged Frames/                  2  ...   X    X     NLT
                                                  Threshold/Lintels/Trim.
                                              5  Doors--Damaged Hardware/                3   X    X    X   .....
                                                  Locks.
                                              5  Doors--Damaged/Missing                  3   X   ...   X     NLT
                                                  Screen/Storm/Security
                                                  Door.
                                              5  Doors--Damaged Surface                  3  ...   X    X   .....
                                                  (Holes/Paint/Rust/Glass).
                                              5  Doors--Deteriorated/                    4  ...  ...   X   .....
                                                  Missing Seals (Entry
                                                  Only).
                                              5  Doors--Missing Door......               5   X    X    X   .....
                                              5  Electrical--Blocked                     3  ...  ...   X     NLT
                                                  Access to Electrical
                                                  Panel.
                                              5  Electrical--Burnt                       4  ...  ...   X     NLT
                                                  Breakers.
                                              5  Electrical--Evidence of                 5  ...  ...   X     NLT
                                                  Leaks/Corrosion.
                                              5  Electrical--Frayed Wiring               5  ...  ...   X   .....
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Breakers.
                                              5  Electrical--Missing                     5  ...  ...   X      LT
                                                  Covers.
                                              5  Floors--Bulging/Buckling.               4  ...  ...   X   .....
                                              5  Floors--Soft Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged.
                                              5  Floors--Hard Floor                      4   X    X    X   .....
                                                  Covering Missing/Damaged
                                                  Flooring/Tiles.
                                              5  Floors--Peeling/Needs                   1   X    X   ...  .....
                                                  Paint.
                                              5  Floors--Rot/Deteriorated                4  ...   X    X   .....
                                                  Subfloor.

[[Page 47736]]

 
                                              5  Floors--Mold/Mildew/Water               2  ...   X    X   .....
                                                  Stains/Water Damage.
                                              5  HVAC--Misaligned Chimney/               5  ...  ...   X      LT
                                                  Ventilation System.
                                              5  HVAC--Inoperable.........               5  ...  ...   X   .....
                                              5  HVAC--Noisy/Vibrating/                  4   X   ...  ...  .....
                                                  Leaking.
                                              5  HVAC--Convection/Radiant                2  ...  ...   X   .....
                                                  Heat System Covers
                                                  Missing/Damaged.
                                              5  HVAC--General Rust/                     2   X    X    X   .....
                                                  Corrosion.
                                              5  Lighting--Missing/Damaged/              4  ...   X    X   .....
                                                  Inoperable Fixture.
                                              5  Outlets/Switches/Cover                  3   X   ...   X      LT
                                                  Plates--Missing/Broken.
                                              0  Smoke Detector--Missing/                5  ...  ...   X      LT
                                                  Inoperable.
                                              5  Stairs--Broken/Damaged/                 3  ...  ...   X     NLT
                                                  Missing Steps.
                                              5  Stairs--Broken/Missing                  3  ...  ...   X     NLT
                                                  Hand Railing.
                                              5  Walls--Bulging/Buckling..               4  ...  ...   X   .....
                                              5  Walls--Damaged...........               3   X    X    X   .....
                                              5  Walls--Damaged/                         1   X    X    X   .....
                                                  Deteriorated Trim.
                                              5  Walls--Peeling/Needs                    1   X    X   ...  .....
                                                  Paint.
                                              5  Walls--Mold/Mildew/Water                2   X   ...   X   .....
                                                  Stains/Water Damage.
                                              5  Windows--Cracked/Broken/                3   X   ...   X     NLT
                                                  Missing Panes.
                                              5  Windows--Damaged/Missing                2   X   ...  ...  .....
                                                  Screens.
                                              5  Windows--Damaged Sills/                 4   X    X   ...  .....
                                                  Frames/Lintels/Trim.
                                              5  Windows--Missing/                       5   X   ...   X   .....
                                                  Deteriorated Caulking/
                                                  Seals/Glazing Compound.
                                              5  Windows--Inoperable/Not                 3   X   ...   X     NLT
                                                  Lockable.
                                              5  Windows--Peeling/Needs                  1   X   ...  ...  .....
                                                  Paint.
                                              5  Windows--Security Bars                  5  ...  ...   X      LT
                                                  Prevent Egress.
Trash Collection Areas............            5  Chutes--Damaged/Missing                 3  ...   X   ...  .....
                                                  Components.
----------------------------------------------------------------------------------------------------------------
Note: 1) Nominal item weight assumes that all items for the Common Areas are present. Item weights would be
  adjusted accordingly when items are not applicable (N/A).
2) The Health & Safety item assumes the highest item weight for a particular inspection. Nominally it is equal
  to 10%.
3) ``X'' in the level column indicates which levels are applicable.
4) Only Level 3 is applied to H&S deficiencies.
5) In the H&S column, NLT is non-life threatening H&S and LT (life threatening) is exigent/fire safety (calling
  for immediate attention or remedy).


                                                   Area--Units
----------------------------------------------------------------------------------------------------------------
                                    Nominal                                                 Level
        Inspectable item          item weight   Observable deficiency     Criticality  ---------------    H&S
                                    (percent)                                            1    2    3
----------------------------------------------------------------------------------------------------------------
Bathroom........................         15.0  Bathroom Cabinets--                   2   X   ...  ...
                                                Damaged/Missing.
                                         15.0  Lavatory Sink--Damaged/               3   X   ...   X   NLT
                                                Missing.
                                         15.0  Plumbing--Clogged                     5   X   ...   X   NLT
                                                Drains.
                                         15.0  Plumbing--Leaking                     4   X   ...   X   NLT
                                                Faucet/Pipes.
                                         15.0  Shower/Tub--Damaged/                  4   X    X    X   NLT
                                                Missing.
                                         15.0  Ventilation/Exhaust                   4  ...   X   ...  .........
                                                System--Inoperable.
                                         15.0  Water Closet/Toilet--                 5  ...   X    X   NLT
                                                Damaged/Clogged/
                                                Missing.
Call-for-Aid....................          2.0  Inoperable.............               3  ...  ...   X   NLT
Ceiling.........................          4.0  Bulging/Buckling.......               4  ...  ...   X   .........
                                          4.0  Holes/Missing Tiles/                  4   X    X    X   .........
                                                Panels/Cracks.
                                          4.0  Peeling/Needs Paint....               1   X    X   ...  .........
                                          4.0  Mold/Mildew/Water                     2   X   ...   X   .........
                                                Stains/Water Damage.
Doors...........................          4.5  Damaged Frames/                       2  ...   X    X   NLT
                                                Threshold/Lintels/Trim.
                                          4.5  Damaged Hardware/Locks.               3   X    X    X   .........
                                          4.5  Damaged/Missing Screen/               3   X   ...   X   NLT
                                                Storm/Security Door.
                                          4.5  Damaged Surface (Holes/               3  ...   X    X   .........
                                                Paint/Rust/Glass).
                                          4.5  Deteriorated/Missing                  4  ...  ...   X   .........
                                                Seals (Entry Only).
                                          4.5  Missing Door...........               5   X    X    X   NLT
Electrical System...............         10.0  Blocked Access to                     3  ...  ...   X   NLT
                                                Electrical Panel.
                                         10.0  Burnt Breakers.........               4  ...  ...   X   NLT
                                         10.0  Evidence of Leaks/                    5  ...  ...   X   NLT
                                                Corrosion.
                                         10.0  Frayed Wiring..........               5  ...  ...   X   .........
                                         10.0  GFI--Inoperable........               5  ...  ...   X   NLT
                                         10.0  Missing Breakers/Fuses.               5  ...  ...   X   LT
                                         10.0  Missing Covers.........               5  ...  ...   X   LT
Floors..........................          4.0  Bulging/Buckling.......               4  ...  ...   X   .........
                                          4.0  Hard Floor Covering                   4   X    X    X   .........
                                                Missing/Damaged
                                                Flooring/Tiles.
                                          4.0  Mold/Mildew/Water                     2  ...   X    X   .........
                                                Stains/Water Damage.
                                          4.0  Peeling/Needs Paint....               1   X    X   ...  .........
                                          4.0  Rot/Deteriorated                      4  ...   X    X   .........
                                                Subfloor.

[[Page 47737]]

 
                                          4.0  Soft Floor Covering                   4   X    X    X   .........
                                                Missing/Damaged.
Health & Safety.................         15.0  Air Quality--Mold and/                3  ...  ...   X   NLT
                                                or Mildew Observed.
                                         15.0  Air Quality--Sewer Odor               3  ...  ...   X   NLT
                                                Detected.
                                         15.0  Air Quality--Propane/                 5  ...  ...   X   LT
                                                Natural Gas/Methane
                                                Gas Detected.
                                         15.0  Electrical Hazards--                  5  ...  ...   X   LT
                                                Exposed Wires/Open
                                                Panels.
                                         15.0  Electrical Hazards--                  5  ...  ...   X   LT
                                                Water Leaks on/near
                                                Electrical Equipment.
                                         15.0  Emergency Fire Exits--                5  ...  ...   X   LT
                                                Emergency/Fire Exits
                                                Blocked/Unusable.
                                         15.0  Emergency Fire Exits--                3  ...  ...   X   NLT
                                                Missing Exit Signs.
                                         15.0  Flammable/Combustible                 3  ...  ...   X   NLT
                                                Materials--Improperly
                                                Stored.
                                         15.0  Garbage and Debris--                  3  ...  ...   X   NLT
                                                Indoors.
                                         15.0  Garbage and Debris--                  3  ...  ...   X   NLT
                                                Outdoors.
                                          0.0  Hazards--Other.........               3  ...  ...   X   NLT
                                         15.0  Hazards--Sharp Edges...               3  ...  ...   X   NLT
                                          0.0  Hazards--Tripping......               3  ...  ...   X   NLT
                                         15.0  Infestation--Insects...               3  ...  ...   X   NLT
                                         15.0  Infestation--Rats/Mice/               3  ...  ...   X   NLT
                                                Vermin.
Hot Water Heater................         10.0  General Rust/Corrosion.               3   X    X    X   NLT
                                         10.0  Inoperable Unit/                      5  ...  ...   X   NLT
                                                Components.
                                         10.0  Leaking Valves/Tanks/                 4  ...  ...   X   .........
                                                Pipes.
                                         10.0  Misaligned Chimney/                   5  ...  ...   X   LT
                                                Ventilation System.
                                         10.0  Missing Pressure Relief               5  ...  ...   X   NLT
                                                Valve.
HVAC System.....................         15.0  Convection/Radiant Heat               2  ...  ...   X   .........
                                                System Covers Missing/
                                                Damaged.
                                         15.0  General Rust/Corrosion.               2   X   ...  ...  .........
                                         15.0  Inoperable.............               5  ...  ...   X   .........
                                         15.0  Misaligned Chimney/                   5  ...  ...   X   LT
                                                Ventilation System.
                                         15.0  Noisy/Vibrating/Leaking               4   X   ...  ...  .........
Kitchen.........................         15.0  Cabinets--Missing/                    2  ...   X    X   NLT
                                                Damaged.
                                         15.0  Countertops--Missing/                 2  ...   X   ...  NLT
                                                Damaged.
                                         15.0  Dishwasher/Garbage                    2  ...   X   ...  .........
                                                Disposal--Inoperable.
                                         15.0  Plumbing--Clogged                     4   X   ...   X   NLT
                                                Drains.
                                         15.0  Plumbing--Leaking                     3   X   ...   X   NLT
                                                Faucet/Pipes.
                                         15.0  Range Hood/Exhaust                    2   X   ...   X   .........
                                                Fans--Excessive Grease/
                                                Inoperable.
                                         15.0  Range/Stove--Missing/                 3   X    X    X   .........
                                                Damaged/Inoperable.
                                         15.0  Refrigerator-Missing/                 3   X   ...   X   NLT
                                                Damaged/Inoperable.
                                         15.0  Sink--Missing/Damaged..               5   X   ...   X   NLT
Laundry Area (Room).............          2.0  Dryer Vent--Missing/                  3  ...  ...   X   .........
                                                Damaged/Inoperable.
Lighting........................          2.0  Missing/Inoperable                    4   X    X    X   NLT
                                                Fixture.
Outlets/Switches................          4.0  Missing................               3  ...  ...   X   LT
                                          4.0  Missing/Broken Cover                  3   X   ...   X   LT
                                                Plates.
Patio/Porch/ Balcony............          2.0  Baluster/Side Railings                3  ...  ...   X   .........
                                                Damaged.
Smoke Detector..................          0.0  Missing/Inoperable.....               5  ...  ...   X   LT
Stairs..........................          2.0  Broken/Damaged/Missing                3  ...  ...   X   NLT
                                                Steps.
                                          2.0  Broken/Missing Hand                   3  ...  ...   X   NLT
                                                Railing.
Walls...........................          4.0  Bulging/Buckling.......               4  ...  ...   X   .........
                                          4.0  Damaged................               3   X    X    X   .........
                                          4.0  Damaged/Deteriorated                  1   X    X    X   .........
                                                Trim.
                                          4.0  Peeling/Needs Paint....               1   X    X   ...  .........
                                          4.0  Mold/Mildew/Water                     2   X   ...   X   .........
                                                Stains/Water Damage.
Windows.........................          4.5  Cracked/Broken/Missing                3   X   ...   X   NLT
                                                Panes.
                                          4.5  Damaged/Missing Screens               2   X   ...  ...  .........
                                          4.5  Damaged Sills/Frames/                 4   X    X   ...  .........
                                                Lintels/Trim.
                                          4.5  Missing/Deteriorated                  5   X   ...   X   .........
                                                Caulking/Seals/Glazing
                                                Compound.
                                          4.5  Inoperable/Not Lockable               3   X   ...   X   NLT
                                          4.5  Peeling/Needs Paint....               1   X   ...  ...  .........
                                          4.5  Security Bars Prevent                 5  ...  ...   X   LT
                                                Egress.
----------------------------------------------------------------------------------------------------------------
Note: (1) Nominal item weight assumes that all items for the Units are present. Item weights would be adjusted
  accordingly when items are not applicable (N/A).
(2) The Health & Safety item assumes the highest item weight for a particular inspection. Nominally it is equal
  to 15%.
(3) ``X'' in the level column indicates which levels are applicable.
(4) Only level 3 is applied to H&S deficiencies.
(5) In the H&S column, NLT is non-life threatening H&S and LT (life threatening) is exigent/fire safety (calling
  for immediate attention or remedy).


[[Page 47738]]

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 or gates. 
Swimming pool fences and gates are covered under ``Pools and Related 
Structures (Common Areas).''

    This inspectable item can have the following deficiencies:

 Holes/Missing Sections/Damaged/Falling/Leaning--Non-
Security/Non-Safety
 Holes/Missing Sections/Damaged/Falling/Leaning--Security/
Safety

Holes/Missing Sections/Damaged/Falling/Leaning--Non-security/Non-safety 
(Fencing and Gates--Site)

    Deficiency: A non-security/non-safety (for example, privacy/
decorative) fence or gate is rusted, deteriorated, uprooted, missing 
or contains holes.
    Note:
    1. Gates for swimming pool fences are covered in another 
section, ``Pools and Related Structures (Common Areas).''
    2. Fences designed for security/safety are addressed under 
``Holes/Missing Sections/Damaged/Falling/Leaning--Security/Safety 
(Fencing and Gates--Sites).''
    Level of Deficiency:
    Level 1: N/A
    Level 2: A non-security/non-safety fence or gate contains holes 
or deterioration/damage in greater than 25% of a fence.
    Level 3: N/A
    Comment:
    Level 2: If the non-security/non-safety fence poses any danger, 
note this as a health and safety issue under ``Hazards (Health and 
Safety).''

Holes/Missing Sections/Damaged/Falling/Leaning--Security/Safety 
(Fencing and Gates--Site)

    Deficiency: A security/safety (i.e., perimeter/security) fence 
or gate is rusted, deteriorated, uprooted or missing such that it 
may threaten security, health or safety.
    Note:
    1. Do not evaluate the fence under this item if the fence or 
gate is not designed for security/safety, such as keeping intruders 
or children out. Refer to ``Holes/Missing Sections/Damaged/Falling/
Leaning--Non-Security/Non-Safety (Fencing and Gates--Sites).''
    2. Security/safety fences include perimeter fences that are 
designed to keep people in and/or out as well as fences around 
playgrounds, etc.
    3. Fences less than 4 feet in height are to be addressed under 
non-security fences.
    4. Gates for swimming pool fences are covered in another 
section, ``Pools and Related Structures (Common Areas).''
    Level of Deficiency:
    Level 1: A security/safety fence or gate contains small holes or 
related damage as defined above (smaller than 12 inches by 12 
inches) in less than 25% of the fence.
    Level 2: A security/safety fence or gate contains small holes or 
related damage as defined above (smaller than 12 inches by 12 
inches) in more than 25% of the fence.
    Level 3: A security/safety fence or fence section contains large 
holes or related damage as defined above (greater than 12 inches by 
12 inches) or is missing a section.
    Note: If the fence can cause injury or allow bodily harm, record 
it under ``Hazards (Health and Safety).''

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--Site)

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

--Collection or removal of surface material.
    -OR-
--Sunken tracks, ruts, grooves, 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: ``Storm Drainage (Site)'' and ``Play Areas and Equipment 
(Site).''

    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/groove is 6 to 8 inches wide and 3 to 5 inches deep.
    Level 3: Runoff has extensively displaced soil, which has caused 
visible damage or the potential failure of adjoining structures or 
systems, such as pipes, pavements, foundations, building, etc.
    -OR-
    Advanced erosion threatens the safety of pedestrians or makes an 
area of the grounds unusable.
    -OR-
    There is a rut larger than 8 inches wide by 5 inches deep.

Overgrown/Penetrating Vegetation (Grounds--Site)

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

Ponding/Site Drainage (Grounds--Site)

    Deficiency: Water or ice has collected in a depression or on 
ground where ponding was not intended.
    Note:
    1. This does not include detention/retention basins or ponding 
on paved areas, such as parking lots:

--Detention/retention basins are covered in ``Storm Drainage 
(Site).''
--Ponding on paved areas is covered in ``Parking Lots/Driveways/
Roads (Site).''
    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.
    3. 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 to 5 inches deep) affects 
the use of at least 100 square feet of the grounds, but the grounds 
are generally usable.
    Level 3: There is an accumulation of more than 5 inches deep 
over 100 square feet.
    -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/Project Signs (Site)

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

 Mailbox Missing/Damaged
 Signs Damaged

Mailbox Missing/Damaged (Mailboxes/Project Signs--Site)

    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:

[[Page 47739]]

    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 or so 
damaged that it does not function properly.

Signs Damaged (Mailboxes/Project Signs--Site)

    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 deficiencies:

 Graffiti
 Litter

Graffiti (Market Appeal--Site)

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

Litter (Market Appeal--Site)

    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:

    1. Litter left behind in the path of a recent garbage 
collection.
    2. Litter that maintenance personnel are collecting and removing 
during your inspection.
    Level of Deficiency:
    Level 1: N/A
    Level 2: You see 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/Settlement/Heaving/Loose Materials/Potholes
 Ponding

Cracks/Settlement/Heaving/Loose Materials/Potholes (Parking Lots/
Driveways/Roads--Site)

    Deficiency: There are visible faults in the pavement: 
longitudinal, lateral, alligator, etc. The pavement sinks or rises 
because of the failure of sub-base materials.
    Note:
    1. Do not include cracks on walkways/steps.
    2. For this to be a Level 2 deficiency, more than 10% of the 
area must be impacted, for example, 100 out of 1,000 square feet. 
The 10% level does not apply to Level 3 conditions.
    3. Relief joints are there by design; do not consider them 
cracks.
    4. Repaired/sealed cracks should not be considered a deficiency.
    5. When observing traffic ability, consider the capacity to 
support people on foot, in wheelchairs, and using walkers or canes, 
etc., and the potential for problems and hazards.
    Level of Deficiency:
    Level 1: N/A
    Level 2: Damaged pavement as defined above greater than \3/4\ 
inch, cracks, settlement, hinging/tilting, loose materials, pot 
holes, or missing section(s) that affect traffic ability over more 
than 10% of the property's parking lots/driveways/roads. Note a 
deficiency if you see cracks on more than 10% of the paved area.
    Level 3: Damaged pavement as defined above has made a parking 
lot/driveway unusable/impassable or creates unsafe conditions for 
pedestrians and vehicles.
    Comment:
    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 
under ``Hazards (Health and Safety).''

Ponding (Parking Lots/Driveways/Roads--Site)

    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 clear evidence that the ponding is a persistent or long-
standing problem.
    2. For parking lots/driveways/roads only, note a deficiency if 
you see ponding on more than 5% of the paved area.
    Level of Deficiency:
    Level 1: N/A
    Level 2: Between 1 and 3 inches of water has accumulated, 
affecting the use of 5% or more of a parking lot/driveway/road. The 
parking lot/driveway/road is passable.
    Level 3: More than 3 inches of water has accumulated making 5% 
or more of a parking lot/driveway/road unusable or unsafe.

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--Site)

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

    Note: Do not evaluate equipment that the POA states have been 
withdrawn from service, except when safety is still a concern, such 
as sharp edges, dangerous leaning, etc. For example, if the POA 
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% to 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--Site)

    Deficiency: You see damage to a play area surface caused by 
cracking, heaving, settling, ponding, potholes, loose materials, 
erosion, rutting, etc.
    Level of Deficiency:
    Level 1: N/A
    Level 2: 20% to 50% of the total surveyed play area surface 
shows deterioration.
    Level 3: More than 50% of the surveyed play area surface shows 
deterioration.
    Comment:
    Level 3: If the play area surface could cause tripping or 
falling, you must manually record this deficiency under ``Hazards 
(Health and Safety).''

Refuse Disposal (Site)

    Collection areas for trash/garbage common pick-up.

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

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

--Broken or damaged, including its walls.

    --OR--

--Too small to properly store refuse until disposal.

    Note: This does not include areas that are not designed as 
trash/refuse enclosures, such as curb pick-up.

    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.

Damaged/Falling/Leaning (Retaining Walls--Site)

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

[[Page 47740]]

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

Damaged/Obstructed (Storm Drainage--Site)

    Deficiency: If the storm drains are structurally unsound/
damaged, are blocked/obstructed 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 structurally unsound/damaged or 
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--Site)

    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 missing, damaged, 
loose, or otherwise unusable.

Cracks/Settlement/Heaving (Walkways/Steps--Site)

    Deficiency:

--Visible faults in the pavement: longitudinal, lateral, alligator, 
etc.

    --OR--

--Pavement that sinks or rises because of the failure of sub-base 
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, for example, 50 out of 1,000 square feet.
    3. Relief joints are there by design; do not consider them 
cracks.
    4. Repaired/sealed cracks should not be considered a deficiency.
    Level of Deficiency:
    Level 1: N/A
    Level 2: Damaged, as defined above, is greater than \3/4\ inch, 
hinging/tilting, or missing section(s) that affect more than 5% of 
the property's walkways/steps.
    Level 3: N/A
    Comment:
    Level 2: If the walkways or steps could cause tripping or 
falling, you must manually record this deficiency under ``Hazards 
(Health and Safety).''

Spalling (Walkways/Steps--Site)

    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. For example, 50 square feet out of 1,000 square feet.

    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 by 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 inspect for ``Building Exterior'' are as follows:

 Doors
 FHEO/Uniform Federal Accessibility Standards (UFAS)
 Fire Escapes
 Foundations
 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/Rust/Glass)
 Damaged/Missing Screen/Storm/Security Door
 Deteriorated/Missing Caulking/Seals
 Missing Door

Damaged Frames/Threshold/Lintels/Trim (Doors--Building Exterior)

    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 ``Damage Hardware/Locks (Doors--Building 
Exterior).''
    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 entry door or fire/emergency door is not 
functioning or cannot be locked because of damage to the frame, 
header, jamb, threshold, lintel, or trim.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Damaged Hardware/Locks (Doors--Building Exterior)

    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 not 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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Health and Safety: Hazards.''

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

    Deficiency: Damage 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.
    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, or 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--Building Exterior)

    Deficiency: You see damage to surfaces, including screens, 
glass, frames, hardware, and door surfaces.
    Level of Deficiency:
    Level 1: At least 1 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

[[Page 47741]]

security door that should be there is not there.)

Deteriorated/Missing Caulking/Seals (Doors--Building Exterior)

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

Missing Door (Doors--Building Exterior)

    Deficiency: A door is missing.
    Level of Deficiency:
    Level 1: N/A
    Level 2: N/A
    Level 3: A single missing building exterior door.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

FHEO/UFAS (Building Exterior)

    This inspectable item can have the following deficiencies:

 Main Entrance Less Than 32'' Wide
 Obstructed or Missing Accessibility Route

Main Entrance Less Than 32'' Wide (FHEO/UFAS--Building Exterior)

    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.

Obstructed or Missing Accessibility Route (FHEO/UFAS--Building 
Exterior)

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

 Blocked Egress/Ladders
 Visibly Missing Components

Blocked Egress/Ladders (Fire Escapes--Building Exterior)

    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 restrict or block people 
from exiting.

Visibly Missing Components (Fire Escapes--Building Exterior)

    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, for example, 1 section of a 
ladder or a railing, is 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:

 Cracks/Gaps
 Spalling/Exposed Rebar

Cracks/Gaps (Foundations--Building Exterior)

    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, for example, many bricks, 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.
    Comment:
    Level 3: If you have any doubt about the severity of the 
problem, request an inspection by a structural engineer.

Spalling/Exposed Rebar (Foundations--Building Exterior)

    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% to 
50% of any foundation wall.
    Level 3: You see obvious, significant spalled area(s) affecting 
more than 50% of any foundation wall.
    -OR-
    You see spalling that exposes any reinforcing material, such as 
rebar or other.
    Comment:
    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.

Broken Fixtures/Bulbs (Lighting--Building Exterior)

    Deficiency: Includes broken fixtures and bulbs. This deficiency 
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% to 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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Electrical Hazards (Health and 
Safety).''

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--Building Exterior)

    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 
``Missing/

[[Page 47742]]

Damaged Components from Downspout/Gutter (Roofs--Building 
Exterior).''
    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: 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.
    Comment:
    Level 3: If you have any doubt about the severity of the 
condition, an inspection by a roofing specialist is recommended.

Damaged Soffits/Fascia/Soffit Vents (Roofs--Building Exterior)

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

Damaged Vents (Roofs--Building Exterior)

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

- Exhaust fans are covered under ``Roof Exhaust System (Building 
Systems).''
- Soffit vents are covered under ``Damaged Soffits/Fascia/Soffit 
Vents (Roofs--Building Exterior).''
    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--Building Exterior)

    Deficiency: In the membrane or flashing, you see damage that is 
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, as defined above, to the 
membrane that may result in water penetration.
    Comment:
    Level 3: If the condition warrants further inspection, 
inspection by a roofing specialist is recommended.

Missing/Damaged Components from Downspout/Gutter (Roofs--Building 
Exterior)

    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 ``Damaged/Clogged Drains (Roofs--Building Exterior).''
    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.

Missing/Damaged Shingles (Roofs--Building Exterior)

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

Ponding (Roofs--Building Exterior)

    Deficiency: You see evidence of areas of standing water, such as 
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 or 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.
    Comment:
    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/Damaged Caulking/Mortar
 Missing Pieces/Holes/Spalling
 Stained/Peeling/Needs Paint

Cracks/Gaps (Walls--Building Exterior)

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

Damaged Chimneys (Walls--Building Exterior)

    Deficiency: The chimney, including the part that extends above 
the roofline, has separated from the wall or has cracks, spalling, 
missing pieces or broken sections (including chimney caps).
    Level of Deficiency:
    Level 1: The chimney cap is either visibly loose or damaged.
    Level 2: The surface of the chimney shows surface damage on more 
than 1 piece of wall, for example, a few bricks or a section of 
siding.
    -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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

[[Page 47743]]

Missing/Damaged Caulking/Mortar (Walls--Building Exterior)

    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 1 contiguous masonry 
unit.
    -OR-
    You see deteriorated caulking in an area longer than 12 inches.
    Level 3: N/A

Missing Pieces/Holes/Spalling (Walls--Building Exterior)

    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, for example, a 
single brick or section of siding, 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 (rebar).
    -OR-
    You see more than 1 missing piece, for example, a few bricks or 
a section of siding, 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.
    Comment:
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Stained/Peeling/Needs Paint (Walls--Building Exterior)

    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.
    This inspectable item can have the following deficiencies:

 Cracked/Broken/Missing Panes
 Damaged/Missing Screens
 Damaged Sills/Frames/Lintels/Trim
 Missing/Deteriorated Caulking/Seals/Glazing Compound
 Peeling/Needs Paint

Cracked/Broken/Missing Panes (Windows--Building Exterior)

    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--Building Exterior)

    Deficiency: Screens are punctured, torn, otherwise damaged, or 
missing.
    Level of Deficiency:
    Level 1: Three or more screens in 1 building are punctured, 
torn, otherwise damaged, or missing.
    Level 2: N/A
    Level 3: N/A

Damaged Sills/Frames/Lintels/Trim (Windows--Building Exterior)

    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--Building 
Exterior)

    Deficiency: The caulk, seals 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 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--Building Exterior)

    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 were 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

Building Systems Inspectable Items

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

 Domestic Water
 Electrical System
 Elevators
 Emergency Power
 Fire Protection
 HVAC
 Roof Exhaust System
 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, 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:

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

General Rust/Corrosion on Heater Chimney (Domestic Water--Building 
Systems)

    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.

Leaking Central Water Supply (Domestic Water--Building Systems)

    Deficiency: You see water leaking from any water system 
component, including valve flanges, stems, bodies, hose bibs, 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

[[Page 47744]]

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.
    Comment:
    Level 3: If leaking water is a health and safety concern (i.e., 
is leaking on or near electrical equipment), you must record it 
manually under ``Electrical Hazards (Health and Safety).''

Misaligned Chimney/Ventilation System (Domestic Water--Building 
Systems)

    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 3: You see any misalignment that may cause improper or 
dangerous venting of exhaust gases.

Missing Pressure Relief Valve (Domestic Water--Building Systems)

    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 no pressure relief valve.
    -OR-
    The pressure relief valve does not extend to the floor.

Water Supply Inoperable (Domestic Water--Building Systems)

    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 safely provides electrical 
power throughout the building. Including equipment that provides 
control, protection, metering, and service.
    Note: This does not include transformers or metering that 
belongs to the providing utility; equipment that is part of any 
emergency power generating system; or terminal equipment such as 
receptacles, switches, or panel boards 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--Building Systems)

    Deficiency: A fixed obstruction or item of sufficient size and 
weight that 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 access to the building system's electrical panel 
during an emergency.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Flammable Materials (Health and 
Safety).''

Burnt Breakers (Electrical System--Building Systems)

    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--Building Systems)

    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--Building Systems)

    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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Electrical Hazards (Health and 
Safety).''

Missing Breakers/Fuses (Electrical System--Building Systems)

    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--Building Systems)

    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 POA 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 system for moving personnel, equipment, 
materials, household goods, etc.

Inoperable Elevators (Elevators--Building Systems)

    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, for example, stopping at every floor. 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--Building Systems)

    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--Building 
Systems)

    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.

[[Page 47745]]

    Level 3: No records are available.

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--Building Systems)

    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--Building 
Systems)

    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 POA 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 1 fire control system, 5% or 
less of the fire extinguishers are missing, damaged, or expired.
    Level 2: For all buildings, 5% to 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 the ability to heat 
or cool the air within the building. Includes equipment such as 
boilers, burners, furnaces, fuel supply, hot water and steam 
distribution, centralized air conditioning systems, 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/Cooling System Leaks
 Fuel Supply Leaks
 Misaligned Chimney/Ventilation System
 General Rust/Corrosion

Boiler/Pump/Cooling System Leaks (HVAC--Building Systems)

    Deficiency: Coolant, water or steam is escaping from unit casing 
and/or pump packing/system piping.
    Note:
    1. This does not include fuel supply leaks. See ``Fuel Supply 
Leaks (HVAC--Building Systems).''
    2. Do not include steam escaping from pressure relief valves.
    3. If water containment and curb is provided, do not record as 
deficiency if there is standing water.
    4. Condensation or sweating is not to be confused with leaking.
    Level of Deficiency:
    Level 1: Coolant, water, or steam is escaping from unit casing 
and/or pump packing/system piping.
    Level 2: N/A
    Level 3: Coolant, water, or steam is leaking from unit casing 
and/or pump packing/system piping to the point that the system or 
pumps should be shut down.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Fuel Supply Leaks (HVAC--Building Systems)

    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.

General Rust/Corrosion (HVAC--Building Systems)

    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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it under ``Hazards (Health and Safety).''

Misaligned Chimney/Ventilation System (HVAC--Building Systems)

    Deficiency: The exhaust system on a gas fired, oil fired, or 
coal 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, oil fired or coal unit that causes improper or dangerous 
venting of gases.

Roof 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.

Roof Exhaust Fans Inoperable (Roof Exhaust System--Building Systems)

    Deficiency: The ventilation system/roof exhaust fans to exhaust 
air from building areas, such as kitchen, bathroom, etc., does not 
function.
    Note:
    1. The inspector shall determine if the fans are event 
activated, for example, fire, timer, etc. If so, there is no 
deficiency.
    2. ``Missing'' only refers to the case where there were fans to 
begin with. If a fan was not included in the design, do not record a 
deficiency for not having one.
    Level of Deficiency:
    Level 1: N/A
    Level 2: N/A
    Level 3: The roof exhaust fan unit does not function, is damaged 
to the point of being inoperable, or is missing.

Sanitary System (Building Systems)

    Portion of the building system that provides for the disposal of 
waste products with discharge to the local sewage system. Can 
include sources such as domestic plumbing fixtures, floor drains, 
and other area drains. Consists of floor drains and traps, 
collection sumps, sewage ejectors, sewage pumps, collection piping, 
fittings, valves and supports.
    Note: This does not include site storm drainage. Refer to 
``Storm Drainage (Site).''
    This inspectable item can have the following deficiencies:

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

Broken/Leaking/Clogged Pipes or Drains (Sanitary System--Building 
Systems)

    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--Building 
Systems)

    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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Air Quality (Health and Safety).''

Common Areas Inspectable Items

    The locations of items to inspect for ``Common Areas'' are as 
follows:
 Basement/Garage/Carport.
--Basement: the lowest habitable story of a building, usually below 
ground level.

[[Page 47746]]

--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--an enclosed room or closet 
housing machines and/or equipment that service the building.
 Community Room--meeting place used by members of a 
community for social, cultural, or recreational purposes.
 Day Care--place that provides daytime supervision, 
training, and medical services for preschool children or for the 
elderly.
 Halls/Corridors/Stairs--passageway in a building, which 
organizes its rooms, apartments and staircases.
 Kitchen--a place where food is cooked or prepared; the 
facilities and equipment used in preparing and serving food.
 Laundry Room--place where soiled clothes and linens are 
washed and/or dried.
 Lobby--a foyer, hall, or waiting room at or near the 
entrance of a building.
 Office--a place in which business, professional, or 
clerical activities are conducted.
 Other community spaces.
 Patio/Porch/Balcony--covered entrance to a building, 
usually with a separate roof or a recreation area that adjoins 
common areas.
 Pools and Related Structures--swimming pools and related 
structures including fencing, etc.
 Restrooms/Pool Structures--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--a room in which items are kept for future use.
 Trash Collection Areas--collection areas for trash/garbage 
common pick-up.
    The items within locations to be inspected for ``Common Areas'' 
are listed below.

Baluster/Side Railings--Damaged (Common Areas)

    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 (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% 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 (Common Areas)

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

Bulging/Buckling (Ceiling--Common Areas)

    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.
    Comment:
    Level 3: If you as an inspector have concerns about the 
possibility of failure, inform the property representative that an 
inspection by a professional engineer is suggested.

Holes/Missing Tiles/Panels/Cracks (Ceiling--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 no larger than a sheet of 
paper, 8\1/2\ 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, 
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.
    Level 3: You see a hole or crack that penetrates the area above. 
You can see through it.
    Comments:
    Level 3: If a hole or crack is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''
    If you as an inspector have concerns about the possibility of 
failure, inform the property representative that an inspection by a 
professional engineer is suggested.

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

    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--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 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

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.
    Note: Do not evaluate the door that leads to the trash room.
    Level of Deficiency:
    Level 1: N/A
    Level 2: 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

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 and is not a 
sanitary surface on which to prepare food.
    Level 3: N/A

Dishwasher/Garbage Disposal--Inoperable (Common Areas)

    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

[[Page 47747]]

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:
 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)

    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 ``Damage Hardware/Locks (Doors--Common 
Areas).''
    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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Damaged Hardware/Locks (Doors--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 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--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 is observed not to be there.)

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

    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 [frac14] 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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Deteriorated/Missing Seals (Entry Only) (Doors--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 1 entry door, or they are so 
damaged that they do not function as they should.

Missing Door (Doors--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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

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.

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

Blocked Access to Electrical Panel (Electrical--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.

Burnt Breakers (Electrical--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.

Evidence of Leaks/Corrosion (Electrical--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.

[[Page 47748]]

    -OR-
    Any evidence of water leaks in the enclosure or hardware.

Frayed Wiring (Electrical--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 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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Electrical Hazards (Health and 
Safety).''

Missing Breakers (Electrical--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.

Missing Covers (Electrical--Common Areas)

    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.

FHEO/UFAS (Common Areas)

    This inspectable item can have the following deficiencies:
 Multi-Story Building Hallways/Common Areas Less Than 32'' 
Wide
 Routes Obstructed or Inaccessible to Wheelchair

Multi-Story Building Hallways/Common Areas Less Than 36'' Wide (FHEO/
UFAS--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.

Routes Obstructed or Inaccessible to Wheelchair (FHEO/UFAS--Common 
Areas)

    Deficiency: Verify that at least 1 route to all outside common 
areas is 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 common areas are either obstructed or are not 
accessible by wheelchairs.

Floors (Common Areas)

    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--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.
    Comment:
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Hard Floor Covering Missing/Damaged Flooring/Tiles (Floors--Common 
Areas)

    Deficiency: You see that hard flooring, terrazo, hardwood, 
ceramic tile, sheet vinyl, vinyl tiles, or other similar flooring 
material, is missing a section(s), is damaged, 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--Common Areas)

    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--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

Rot/Deteriorated Subfloor (Floors--Common Areas)

    Deficiency: The subfloor has decayed or is decaying.
    Note:
    1. If there is any doubt, apply weight to detect noticeable 
deflection.
    2. This type of defect typically occurs in kitchens and 
bathrooms.
    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.
    Comment:
    Level 3: If you as an inspector have concerns about health and 
safety, inform the property representative that an inspection by a 
professional engineer is suggested.

Soft Floor Covering Missing/Damaged (Floors--Common Areas)

    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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it under ``Electrical Hazards (Health and Safety).''

Graffiti (Common Areas)

    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

[[Page 47749]]

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.
    Note: There is a difference between art forms and graffiti. If 
there by design in accordance with proper authorization, do not 
consider full wall murals and other art forms as graffiti.
    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 (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.
    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--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 1 cover is missing or substantially damaged, 
allowing contact with heating/surface elements or associated fans.
    Comment:
    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 under ``Hazards (Health and Safety).''

General Rust/Corrosion (HVAC--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 does 
not function.

Inoperable (HVAC--Common Areas)

    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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

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

    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--Common Areas)

    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 (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.

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 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 damaged 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 (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.

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

    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 (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.

Plumbing (Common Areas)

    This inspectable item can have the following deficiencies:

 Clogged Drains
 Leaking Faucet/Pipes

Clogged Drains (Plumbing--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.

Leaking Faucet/Pipes (Plumbing--Common Areas)

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

[[Page 47750]]

    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.

Pools and Related Structures (Common Areas)

    This inspectable item has the following deficiencies:

 Damaged/Not Intact Fencing/Gates(s)
 Inoperable

Damaged/Not Intact Fencing/Gate(s) (Pools and Related Structures--
Common Areas)

    Deficiency: You see that fencing and/or a gate(s) around the 
swimming pool is damaged.
    Level of Deficiency:
    Level 1: N/A
    Level 2: N/A
    Level 3: You see any damage that could compromise the integrity 
of the fence and/or gate(s).

Inoperable (Pools and Related Structures--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.

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, 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 (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 1 or 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.
    Comment:
    Level 3: If you think this condition is a health and safety 
concern, record it under ``Hazards (Health and Safety).''

Refrigerator--Damaged/Inoperable (Common Areas)

    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 (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 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 (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.

Sink--Missing/Damaged (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.

Smoke Detector--Missing/Inoperable (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.
    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 (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/Damaged/Missing Steps
 Broken/Missing Hand Railing

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

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

    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 (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

Walls (Common Areas)

    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--Common Areas)

    Deficiency: A wall is bowed, deflected, sagging, or is no longer 
aligned horizontally.
    Level of Deficiency:
    Level 1: N/A

[[Page 47751]]

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

Damaged (Walls--Common Areas)

    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 should not 
be considered 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\1/2\ 
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\1/2\ 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.
    Comments:
    Level 3: If a hole or crack is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''
    If you as an inspector have concerns about the possibility of 
failure, inform the property representative that an inspection by a 
professional engineer is suggested.

Damaged/Deteriorated Trim (Walls--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 UFAS 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% 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--Common Areas)

    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--Common Areas)

    Deficiency: Paint is peeling, cracking, flaking, or otherwise 
deteriorated.
    Note: Before the inspection starts, you should be given a list 
of UFAS 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 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 (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 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.

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/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--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.

Damaged/Missing Screens (Windows--Common Areas)

    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--Common Areas)

    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--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, 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--Common 
Areas)

    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

[[Page 47752]]

    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--Common Areas)

    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--Common Areas)

    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.
    Note: Inspector should verify that the security bars if opened 
do not activate an alarm that would alarm or summon outside 
authorities (police, etc.).
    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.

Unit Inspectable Items

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

 Bathroom
 Call-for-Aid
 Ceiling
 Doors
 Electrical System
 Floors
 Hot Water Heater
 HVAC System
 Kitchen
 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--Unit)

    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

Lavatory Sink--Damaged/Missing (Bathroom--Unit)

    Deficiency: A basin (sink) is missing or shows signs of 
deterioration or distress.
    Note: If you see the stopper near the sink 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
    Level 3: The sink cannot be used, because the sink or associated 
hardware is missing or has failed.

Plumbing--Clogged Drains (Bathroom--Unit)

    Deficiency: Water does not drain adequately in the shower, tub, 
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.

Plumbing--Leaking Faucet/Pipes (Bathroom--Unit)

    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--Unit)

    Deficiency: The shower, tub, or components are damaged or 
missing. This includes associated hardware, such as 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--Unit)

    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--Unit)

    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--Inoperable (Unit)

    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.
    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.

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
 Mold/Mildew/Water Stains/Water Damage

Bulging/Buckling (Ceiling--Unit)

    Deficiency: The 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 problem with 
alignment.
    Comment:
    Level 3: If you as an inspector have concerns about the 
possibility of failure, inform the property representative that an 
inspection by a professional engineer is suggested.

[[Page 47753]]

Holes/Missing Tiles/Panels/Cracks (Ceiling--Unit)

    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, 8\1/2\ 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, 
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.
    Comment:
    Level 3: If a hole or crack is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Peeling/Needs Paint (Ceiling--Unit)

    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

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

    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 (4 square inches to 1 square 
foot). 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.

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

Damaged Frames/Threshold/Lintels/Trim (Doors--Unit)

    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 ``Damage Hardware/Locks (Doors--Unit).''
    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 bathroom door or entry door is not 
functioning or cannot be locked because of damage to the frame, 
header, jamb, threshold, lintel, or trim.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Damaged Hardware/Locks (Doors--Unit)

    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 UFAS. 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, other than a closet door, does not function as 
it should because of damage to the door's hardware.
    -OR-
    A door, other than a closet 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 Surface (Holes/Paint/Rust/Glass) (Doors--Unit)

    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 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 [frac14] 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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

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

    Deficiency: You see damage to surfaces, including screens, 
glass, frames, hardware, and door surfaces.
    Level of Deficiency:
    Level 1: At least 1 screen door or storm door is damaged or is 
missing screens or glass, as shown by an empty frame or frames.
    Level 2: N/A
    Level 3: A security door is not functioning or missing.
    Comment:
    Level 3: ``Missing'' applies only if a security door that should 
be there is not there.

Deteriorated/Missing Seals (Entry Only) (Doors--Unit)

    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--Unit)

    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:
    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

[[Page 47754]]

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
sbull; Frayed Wiring
 GFI Inoperable
 Missing Breakers/Fuses
 Missing Covers

Blocked Access to Electrical Panel (Electrical System--Unit)

    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 item(s) of sufficient size and weight 
can impede access to the unit's electrical panel during an 
emergency.

Burnt Breakers (Electrical System--Unit)

    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--Unit)

    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 electrical 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--Unit)

    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.
    Comment:
    Level 3: If the condition is a health and safety concern, you 
must record it manually under ``Electrical Hazards (Health and 
Safety).''

GFI--Inoperable (Electrical System--Unit)

    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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it under ``Electrical Hazards (Health and Safety).''

Missing Breakers/Fuses (Electrical System--Unit)

    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--Unit)

    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 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 Damage

Bulging/Buckling (Floors--Unit)

    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.
    Comment:
    Level 3: If you have any doubt about the severity of this 
condition, request an inspection by a structural engineer.

Hard Floor Covering Missing/Damaged Flooring/Tiles (Floors--Unit)

    Deficiency: You see that hard flooring, terrazzo, hardwood, 
ceramic tile, sheet vinyl, vinyl tiles, or other similar flooring 
material, is missing section(s), is missing, 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--Unit)

    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--Unit)

    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--Unit)

    Deficiency: The subfloor has decayed or is decaying.
    Note:
    1. If there is any doubt, apply weight to detect noticeable 
deflection.
    2. This type of defect typically occurs in kitchens and 
bathrooms.
    Level of Deficiency:
    Level 1: N/A
    Level 2: You see small areas of rot or spongy flooring that is 
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.
    Comment:
    Level 3: If you as an inspector have concerns about the health 
and safety, inform the property representative that an inspection by 
a professional engineer is suggested.

[[Page 47755]]

Soft Floor Covering Missing/Damage (Floors--Unit)

    Deficiency: You see damaged and/or missing soft floor covering.
    Level of Deficiency:
    Level 1: You estimate that only 5% to 10% of any single soft 
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 soft 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 any single soft 
floor covering is damaged.
    -OR-
    Damage to the soft floor covering exposes the underlying 
material.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Hot Water Heater (Unit)

    This inspectable item can have the following deficiencies:

 General Rust/Corrosion
 Inoperable Unit/Components
 Leaking Valves/Tanks/Pipes
 Misaligned Chimney/Ventilation System
 Missing Pressure Relief Valve

General Rust/Corrosion (Hot Water Heater--Unit)

    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, discoloration, or a pit or crevice.
    Level 3: Because of this condition, the equipment or piping does 
not function.

Inoperable Unit/Components (Hot Water Heater--Unit)

    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--Unit)

    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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Misaligned Chimney/Ventilation System (Hot Water Heater--Unit)

    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 of an exhaust system on a gas 
fired or oil fired unit that may cause improper or dangerous venting 
of gases.

Missing Pressure Relief Valve (Hot Water Heater--Unit)

    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.

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--Unit)

    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.
    Comment:
    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 under ``Hazards (Health and Safety).''

General Rust/Corrosion (HVAC--Unit)

    Deficiency: You see a component of the system with deterioration 
from oxidation or corrosion of system parts. Deterioration is 
defined as rust and/or formations of metal oxides, flaking, or 
discoloration, or a pit or crevice.
    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--Unit)

    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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Misaligned Chimney/Ventilation System (HVAC--Unit)

    Deficiency: The exhaust system on either 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--Unit)

    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

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--Unit)

    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.

[[Page 47756]]

Countertops--Missing/Damaged (Kitchen--Unit)

    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 (Kitchen--Unit)

    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

Plumbing--Clogged Drains (Kitchen--Unit)

    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--Unit)

    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--Unit)

    Deficiency: The apparatus that draws out cooking exhaust does 
not function.
    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 (Kitchen--Unit)

    Deficiency: The unit is missing or damaged.
    Note: Before the inspection starts, you should be given a list 
of units under UFAS. 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 1 or 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.
    Comment:
    Level 3: If this condition is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''

Refrigerator--Missing/Damaged/Inoperable (Kitchen--Unit)

    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--Unit)

    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.

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

    Place where soiled clothes and linens are washed and/or dried.
    Deficiency: Inadequate means is available to vent accumulated 
heat/lint to the outside. The dryer vent is missing, damaged or 
inoperable.
    Level of Deficiency:
    Level 1: N/A
    Level 2: N/A
    Level 3: Dryer vent is missing, damaged or is visually 
determined to be inoperable (blocked). Dryer exhaust is not 
effectively vented to the outside.

Lighting--Missing/Inoperable (Unit)

    System to provide illumination to a room or area. Includes 
fixtures, lamps, and supporting accessories.
    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 1 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 2 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 2 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 2 and 3 prong outlets, ground 
fault interrupters, pull cords, 2 and 3 pole switches and dimmer 
switches.
    This inspectable item can have the following deficiencies:

 Missing
 Missing/Broken Cover Plates

Missing (Outlets/Switches--Unit)

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

Missing/Broken Cover Plates (Outlets/Switches--Unit)

    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--Baluster/Side Railings Damaged (Unit)

    Adjoining patio, porch or balcony.
    Deficiency: A baluster or side railing 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
    Level 3: The baluster or side rails enclosing this area are 
loose, damaged or missing, limiting the safe use of this area.

Smoke Detector--Missing/Inoperable (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.
    Deficiency: A smoke detector will not activate or is missing.
    Note:
    1. There must be at least 1 smoke detector on each level.
    2. 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 (Unit)

    Series of 4 or more steps, or flights of steps, joined by 
landings connecting levels of a unit. Includes supports, frame, 
treads and handrails.

[[Page 47757]]

    This inspectable item can have the following deficiencies:

 Broken/Damaged/Missing Steps
 Broken/Missing Hand Railing

Broken/Damaged/Missing Steps (Stairs--Unit)

    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--Unit)

    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.

Walls (Unit)

    The enclosure of the units and rooms. Materials for construction 
include concrete, masonry block, brick, wood, glass block, plaster 
and sheet-rock. Surface finish materials include paint and 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--Unit)

    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 
no longer vertically aligned.
    Comment:
    Level 3: If you have any doubt about the severity of the 
condition, request an inspection by a structural engineer.

Damaged (Walls--Unit)

    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 created by hanging 
pictures, etc.
    2. Control joints/construction joints should not be recorded as 
a deficiency.
    3. Cracks that have been repaired or sealed properly should not 
be considered 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\1/2\ 
inches by 11 inches. The hole 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 \1/2\ 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.
    Comments:
    Level 3: If a hole or crack is a health and safety concern, you 
must record it manually under ``Hazards (Health and Safety).''
    If you as an inspector have concerns about the possibility of 
failure, inform the property representative that an inspection by a 
professional engineer is suggested.

Damaged/Deteriorated Trim (Walls--Unit)

    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 UFAS 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% 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--Unit)

    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--Unit)

    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 UFAS 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 area is more than 4 square feet.
    Level 3: N/A

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
 Damages/Missing Screens
 Damaged Sills/Frames/Lintels/Trim
 Inoperable/Not Lockable
 Missing/Deteriorated Caulking/Seals
 Peeling/Needs Paint
 Security Bars Prevent Egress

Cracked/Broken/Missing Panes (Windows--Unit)

    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/Missing Screens (Windows--Unit)

    Deficiency: Screens are punctured, torn, otherwise damaged, or 
missing.
    Level of Deficiency:
    Level 1: One or more screen(s) in a unit are punctured, torn, 
otherwise damaged, or missing.
    Level 2: N/A
    Level 3: N/A

Damaged Sills/Frames/Lintels/Trim (Windows--Unit)

    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--Unit)

    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 and 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.

[[Page 47758]]

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

    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--Unit)

    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--Unit)

    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.
    Note: Inspector should verify that the security bars if opened 
do not activate an alarm that would alarm or summon outside 
authorities (police, etc.).
    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.

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--Health and Safety)

    Deficiency: You see mold or mildew or evidence of water 
infiltration or other moisture producing conditions.
    Note: If the area has at least 1 square foot of mold or mildew, 
record it as a deficiency.

Propane/Natural Gas/Methane Gas Detected (Air Quality--Health and 
Safety)

    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--Health and Safety)

    Deficiency: You detect sewer odors.

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--Health and Safety)

    Deficiency: You see exposed bare wires or openings in electrical 
panels.
    Note:
    1. If the accompanying property representative has identified 
abandoned wiring, capped wires do not pose a risk and should not be 
recorded as a deficiency. They must be enclosed in a junction box as 
defined in Note 2, below.
    2. If the capped wires are not properly enclosed in a junction 
box, record as a deficiency.

Water Leaks On or Near Electrical Equipment (Electrical Hazards--Health 
and Safety)

    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--Tripping (Health and Safety)

    Vertical conveyance system for moving personnel, equipment, 
materials, household goods, etc.
    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 includes fire towers, stairway 
access doors and 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 (Emergency/Fire Exits)
 Missing Exit Signs

Blocked/Unusable (Emergency/Fire Exits--Health and Safety)

    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--Health and Safety)

    Deficiency:

--Exit signs that clearly identify all emergency exits are missing.
    -OR-
--There is no adjacent or other internal illumination in operation 
on or near the sign.

Flammable/Combustible Materials--Improperly Stored (Health and 
Safety)

    Any substance that is either known to be combustible or 
flammable or is stored in a container identifying it as such.
    Deficiency: Flammable materials or combustible materials are 
improperly stored near a heat or electrical source, causing the 
potential risk of fire or explosion.
    Note: Flammable or combustible materials may include, but are 
not limited to, gasoline, paint thinners, kerosene, propane, paper, 
boxes, etc.

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--Health and Safety)

    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 ``Outdoors (Garbage and Debris--
Health and Safety).''

Outdoors (Garbage and Debris--Health and Safety)

    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 ``Indoors (Garbage and Debris--Health and 
Safety).''

Hazards (Health and Safety)

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

 Sharp Edges
 Tripping
 Other Hazards

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

[[Page 47759]]

Sharp Edges (Hazards--Health and Safety)

    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--Health and Safety)

    Deficiency: You see any physical defect that poses a tripping 
risk, generally in walkways or other traveled areas. Typically, the 
defect must present at least a three-quarter inch deviation.
    Note: This does not include tripping hazards from elevators that 
do not level properly. For this deficiency, see ``Elevator Tripping 
(Health and Safety).''

Other Hazards (Hazards--Health and Safety)

    Note: ``Other'' includes hazards that are not specifically 
defined elsewhere.

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--Health and Safety)

    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 ``Rats/Mice/Vermin (Infestation--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--Health and Safety)

    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 ``Insects (Infestation--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. 2012-19335 Filed 8-8-12; 8:45 am]
BILLING CODE 4210-67-P