Public Housing Assessment System, Physical Condition Scoring Process

SUMMARY: This notice provides additional information to public housing

agencies and members of the public about HUD's process for issuing

scores under the Physical Condition Indicator of the Public Housing

Assessment System (PHAS).

FOR FURTHER INFORMATION CONTACT: For further information contact Wanda

Funk, Real Estate Assessment Center, Department of Housing and Urban

Development, 1280 Maryland Avenue, SW, Suite 800, Washington, DC 20024;

telephone Customer Service Center at 1-888-245-4860 (this is a toll-

free number). Persons with hearing or speech impairments may access

that number via TTY by calling the Federal Information Relay Service at

(800) 877-8339. Additional information is available from the REAC

Internet Site, http://www.hud.gov/reac.

SUPPLEMENTARY INFORMATION:

Purpose of This Notice

The purpose of this notice is to provide additional information

about the scoring process for PHAS Indicator #1, Physical Condition.

The purpose of the Physical Condition assessment is to ensure that

public housing units are safe, decent, sanitary and in good repair,

using HUD's uniform physical condition standards for the assessment.

The physical condition assessment under the PHAS utilizes uniform

physical inspection procedures to determine compliance with the uniform

standards and is an important indicator of a PHA's performance.

Of the total 100 points available for a PHAS score, a PHA may

receive up to 30 points under PHAS Indicator #1. The physical condition

score is included in the aggregate PHAS score.

The information provided in this notice was originally published on

May 13, 1999 (64 FR 26166). HUD is publishing this information again

since it relates to the Public Housing Assessment System proposed rule,

published in the Federal Register on June 22, 1999. This notice is

different from the May 13, 1999 notice in the following respects: the

information concerning common areas and building exteriors or building

systems has been expanded; a new paragraph 16 is added to Section I,

and previous paragraph 16 is now paragraph 17; and another inspection

summary report model is provided.

The PHAS/REAC Physical Inspection and the HQS Inspection

The PHAS physical inspection is performed by HUD's Real Estate

Assessment Center (REAC), and is also referred to as the REAC physical

inspection. The REAC physical inspection encompasses virtually

everything covered by the Housing Quality Standards (HQS) inspection.

The REAC physical inspection, however, is more objective and more

defined in identifying and classifying deficiencies. While the HQS

inspection generates a reasonably subjective ``pass/fail'' designation,

the REAC inspection generates much more comprehensive results, such as:

Physical scores reported at the property level;

Area level scores for each of the five REAC physical

inspection areas; and

Observations of deficiencies recorded by the inspector

electronically at the time of the inspection.

The Physical Inspection Scoring Process

1. Definitions

The following are the important definitions of terms used in the

physical condition scoring process:

Score means a number between 0 and 100 that reflects the physical

condition of a property, inspectable area, or sub-area:

To record a health or safety problem, a letter is added to

the property score (a, b, or c); and

To note that smoke detectors are inoperable or missing, an

asterisk (*) is added to the property score.

Inspectable area means any of the five major components of the

property, which are:

Site

Building exteriors

Building systems

Common areas

Dwelling units

Sub-area means an inspectable area for one building. For example,

if a property has more than one building, each inspectable area for

each building in the property is treated as a sub-area.

Inspectable items refer to walls, kitchens, bathrooms, and other

things to be inspected in an inspectable area. The number of

inspectable items may vary from 8 to 17 items for each area. Weights

are assigned to each item as shown in Appendix 1 (Item Weights and

Criticality Levels).

Deficiencies refer to specific problems, comparable to HQS, that

can be recorded for the inspectable items, such as a hole in a wall or

a damaged refrigerator in the kitchen.

Criticality means one of five levels that reflect the relative

importance of the deficiencies for an inspectable item. Appendix 1 also

lists all deficiencies with their designated levels, which vary from 1

to 5, with 5 as the most critical. The deficiencies also have assigned

values used in scoring as follows:

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

Criticality Level Value

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

Critical.............................................. 5 5.00

Very important........................................ 4 3.00

Important............................................. 3 2.25

Contributes........................................... 2 1.25

Slight contribution................................... 1 0.50

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

Based on the importance of the deficiency, reflected in its

criticality value, points are deducted from the property score. For

example, a clogged drain in the kitchen is more critical than a damaged

surface on a counter top. Therefore, more points will be deducted for a

clogged drain than for a damaged surface.

Severity means one of three levels that reflect the extent of

damage associated with each deficiency, with values assigned as

follows:

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

Severity Value

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

Severe......................................................... 1.00

Major.......................................................... 0.50

Minor.......................................................... 0.25

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

Appendix 1 shows the severity levels that are possible for each

deficiency. Based on the severity of each deficiency, the score is

reduced. Points deducted are calculated as the product of the item

weight and the values for criticality and severity, as described below.

For specific definitions of each severity level, see the REAC's

``Dictionary of Deficiency Definitions,'' which is available from

REAC's Internet Site, http://www.hud.gov/reac and is reproduced in this

Notice as Appendix 2 (Dictionary of Deficiency Definitions).

Normalized area weights mean weights used with area scores to

create property level scores. The weights are adjusted to reflect the

inspectable items that are present.

2. Scoring Process Input

To generate accurate scores, it is crucial to determine the

appropriate relative weights of the various components of the

inspection; that is, which components are the most important, the next

most important, and so on. To develop the scoring

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methodology for the PHAS physical inspection, HUD utilized information

provided by several knowledgeable parties, including:

Professionals experienced in assessing the physical

condition of properties;

Representatives from the housing and public housing

industries; and

HUD professionals.

In an extensive series of meetings, these parties gave HUD valuable

advice and comments on the relative weights and values for inspectable

areas, items, criticality of deficiencies, and severity levels of

deficiencies.

3. Equity Principles

In addition to determining the appropriate relative weights, HUD

also took into consideration several issues concerning equity between

properties:

Proportionality. The scoring methodology includes an important

control, which does not allow any sub-area scores to be negative. If a

sub-area, such as the building exterior for a given building, has so

many deficiencies that the sub-area score is negative, the score is set

to zero. This control mechanism ensures that no single building or

dwelling unit can affect the overall score more than its proportionate

share of the whole.

Configuration of property. The scoring methodology takes into

account that properties have different numbers of units in buildings.

To fairly score properties with different numbers of units in

buildings, the area scores are calculated for building exteriors and

systems by using weighted averages of the sub-area scores, where the

weights are based on the number of units in each building.

Differences between properties. The scoring methodology also takes

into account that properties have different features and amenities. To

ensure that the overall score reflects only items are present to be

inspected, weights to calculate area and property scores are adjusted

depending on how many items are there to be inspected.

4. Deficiency Definitions

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

deficiencies for each inspectable item within the inspectable areas,

such as the walls (item) of a dwelling unit (area). A specific

criticality level is assigned to each deficiency. The criticality level

reflects the importance of the deficiency relative to all deficiencies

for the item. One of three severity levels is also assigned based on

the observed condition.

The REAC's ``Dictionary of Deficiency Definitions'' specifically

defines the three levels of severity: severe, major, and minor. As

noted earlier, this dictionary is found in Appendix 2 to this notice,

and is also available on the REAC Internet Site.

5. Health and Safety Deficiencies

The REAC physical inspection emphasizes health and safety (H&S)

deficiencies because of their crucial importance to the well-being of

residents. H&S deficiencies can substantially reduce the overall

property score. As noted earlier, the H&S deficiencies are highlighted

by adding a letter to the numeric score. Letters to the numeric score

are added as follows:

If there are no H&S deficiencies, add a;

If there are H&S deficiencies that are not life-

threatening (NLT), add b; and

If there are exigent H&S deficiencies that are life

threatening(LT), i.e., calling for immediate attention or remedy--or

fire safety H&S deficiencies, add c.

Appendix 1 lists all H&S deficiencies with an ``LT'' designation

for exigent/fire safety and ``NLT'' for non-life threatening

deficiencies.

To ensure prompt correction of H&S deficiencies, the inspector

gives the property representative the list of every observed exigent/

fire safety H&S deficiency before leaving the site. The property

representative acknowledges receipt of the deficiency report by

signature. The inspector also transmits the deficiency report to HUD

not later than the morning after completing the inspection. HUD sends

to all PHAs inspection reports that summarize the H&S deficiencies

recorded by the inspector. These reports clearly show:

The number of H&S deficiencies (exigent/fire safety and

non-life threatening) that the inspector observed;

All observed smoke detector deficiencies; and

A projection of the total number of H&S problems that the

inspector potentially would see in an inspection of all buildings and

all units.

If there are smoke detector deficiencies, the physical condition

score will include an asterisk. However, problems with smoke detectors

do not currently affect the overall score. When there is an asterisk

indicating the property has at least one smoke detector deficiency,

that part of the score may be identified as ``risk.'' For example,

``93a, risk'' for 93a* and ``71c, risk'' for 71c*.

There are six distinct letter grade combinations: a, a*, b, b*, c

and c*. For example:

A score of 90c* means that the property contains at least

one exigent/fire safety H&S deficiency to be corrected, including some

smoke detector; deficiencies, but is otherwise in excellent condition.

A score of 55a means that the property is in poor

condition, even though there are no H&S deficiencies; and

A property in excellent physical condition with no H&S

deficiencies would have a score of 90a to 100a.

6. Scoring Process Elements

The physical condition scoring process is based on three elements

within a property:

Inspectable areas;

Inspectable items; and

Observed deficiencies.

7. Scoring as Weighted Averages

The score for a property is the weighted average of area scores,

with the area weights adjusted to take into account how many of an

area's inspectable items are actually present to be inspected.

The area scores are calculated by deriving weighted averages of

sub-area scores over buildings or dwelling units as appropriate.

The sub-area scores are calculated by deducting points for

deficiencies, based on criticality and severity levels. (Sub-area

scores may not be less than zero.) Points are also deducted for H&S

deficiencies.

8. Essential Weights and Levels

The process of scoring a property's physical condition depends on

the weights, levels, and associated values of several quantities:

Weights for inspectable areas (5 areas);

Weights for inspectable items within areas (8 to 17 per

area);

Criticality levels and their associated values for the

possible deficiencies within items inspected;

Severity levels and their associated values for

deficiencies; and

Health and safety deductions (exigent/fire safety and non-

life threatening) for site, buildings, and dwelling units.

9. Normalized Area Weights

A property's overall physical condition score is a weighted average

of area scores. Approximate relative weights appeared in the PHAS final

rule, published on September 1, 1998 (see 63 FR 46596, pages 46598-

46599):

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

Weight

Area (percent)

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

Site....................................................... 15

Building exterior.......................................... 15

Building systems........................................... 20

Common areas............................................... 15

Dwelling units............................................. 35

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

These weights are assigned if all inspectable items are present for

each area for each building and unit. Typically, some areas are missing

a number of inspectable items for some or all buildings or units. For

example, common areas may be missing in some buildings. When items are

missing for an area, the area weight is reduced to reflect the missing

item weights and then all area weights are ``normalized'' so that they

again add up to 100%. As an example, if there were no common areas, the

weights of the other four areas would be reduced to a total of 85%.

Each area's weight then would be divided by 0.85, resulting in

normalized weights of 17.6%, 17.6%, 23.5%, 0% and 41.2% for site,

building exterior, building systems, common areas and units,

respectively. These new weights add to 100%.

10. Site, Unit and Sub-Area Scores

These are the steps to arrive at site, unit and sub-area scores for

a site, building, or unit:

Step 1: Calculate an ``initial proportionate score''--the

difference between the possible points for the site, a building sub-

area, or a unit and the deductions associated with the deficiencies

recorded. The number of possible points is the total of the inspectable

item weights, ignoring the H&S item, for the site, or a building sub-

area, or unit.

Step 2: Calculate the deduction for an observed deficiency by

multiplying the relevant item weight by the criticality value and by

the severity value.

Step 3: In a similar manner, reduce the scores for any health and

safety (H&S) deficiencies observed, including those in the H&S item and

those in other non-H&S items. (The item weight for deficiencies

included in the H&S item is equal to the largest weight among the items

present.) At this point, the control to prevent negative scores is

applied. Thus, no one building or unit may affect an area score more

than its proportionate share would justify.

Step 4: Normalize the resulting proportionate scores to scores

based on 100 points by dividing by the total of weights of items

present to be inspected, other than the H&S item.

11. Area Scores

Within each area involving either multiple buildings or units, the

area score is a weighted average of the building sub-area scores or

unit scores. To calculate these weighted averages, follow these

guidelines:

Dwelling units: The area score is the weighted average of sub-area

scores for each unit, weighted by the total of item weights present to

be inspected in each unit.

Common areas: Like the dwelling unit score, the area score for

common areas is the weighted average of sub-area common area scores

weighted by the total weights for items inspected in the common areas

for each building. When computing area scores for common areas, there

may be special considerations when there are common buildings with no

units. All common buildings with no units are inspected. In those cases

where a sample is taken of buildings with units, the effect of common

buildings on the common area score should be reduced. This reduction is

accomplished by multiplying the weights for common buildings by the

number of units in inspected buildings, divided by the total number of

units in the property.

Building exteriors or building systems: The area scores for

building exteriors and building systems are weighted averages of sub-

area scores. The weights are the product of the total weights for

items, ignoring the H&S item, inspected for each building exterior or

systems times the total number of units for each building. (Note: the

total number of units is all units, not just units inspected.) When

computing area scores for building exterior or building systems, a

number of adjustments are made for common buildings without units. In a

manner identical to that for common areas, if buildings with units are

sampled, the weights of common building scores are reduced. Also for

weighting purposes, a common building is assigned the average number of

units in all buildings, including all common buildings and all

buildings with units, whether inspected or not. Finally, to adjust for

differences in size between common buildings, a common building's

weight is multiplied by the total weight of items present to be

inspected for the building's common areas.

12. Overall Property Score

To calculate the overall property score, the normalized area

weights are applied to the area scores.

13. Possible Points

Normalized area weights reflect both the initial weights and the

relative weights between areas of inspectable items actually present.

For reporting purposes, normalized weights are presented as the maximum

point contributions for each of the five inspectable areas. In the

Physical Inspection Report, sent to all PHAs, the following items are

listed:

Normalized weights as the ``possible points'' by area;

The area scores, taking into account the points deducted

for observed deficiencies;

The deductions for H&S for site, buildings and units,

where H&S deductions for buildings are combined for exteriors, systems

and common areas; and

The overall property score.

The Physical Inspection Report allows the PHA to see the magnitude

of the points lost by inspectable area, and the impact on the score of

the H&S deficiencies.

14. Examples of Physical Condition Score Calculations

To illustrate how physical condition scores are calculated, three

examples are provided below.

Example #1: Example #1 illustrates how the score for a sub-area is

calculated based on the following features:

#1a. Ignoring the H&S item, the other seven items have a total

weight of 100%, as shown in Appendix 1. If the building had no fire

escapes, an item with a nominal weight of 16.7%, then the total item

weight for the remaining non-H&S items would be 83.3%, which is then

the base (83.3 points) from which deductions are made to create the

``initial proportionate score'' as described, above, under Sub-Area

Scores.

#1b. Assume damaged vents were found in the roof. The criticality

level for this deficiency is provided in Appendix 1 as a 4, which has a

value of 3.00 as given, above, under Definitions. If, based on the

Dictionary of Deficiency Definitions (Appendix 2), it is determined

that the damaged vents seen are minor deficiencies, then the amount of

points deducted is the item weight (16.7) times the criticality value

(3.00), times the severity value (0.25), which equals 12.5 points.

#1c. If this is the only deficiency observed, then the initial

proportionate score for this sub-area would be 83.3 - 12.5 or 70.8

points.

#1d. Additional deficiencies or H&S deficiencies (calculated in the

same

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manner) would further decrease the sub-area score and if the score

dropped below zero, then it would be changed to zero.

#1e. The initial proportionate sub-area score is then normalized to

a 100 point basis by dividing by the total of the non-H&S item weights

(0.833), which would create the final score of (70.8)/(0.833) = 85.0

Example #2

Example #2 illustrates how the score for an area is calculated

based on the following features:

#2a. Consider a property with 2 buildings with the following

characteristics:

Building #1 (from Example #1, above):

--10 units

--83.3% of the weight for the items that were present in building

exterior

--Building exterior score is 85 points

Building #2:

--20 units

--100% of the weight for the items that were present in building

exterior

--Building exterior score is 70 points

#2b. The building exterior score for the building exterior area is

the weighted average of the individual scores. Each building exterior

score is weighted by the number of units and the percent of the weight

for items present in the building exterior.

#2c. The scores for buildings #1 and #2, above, are calculated

using the following formula: Building Exterior Score = sum of

[(Building score) times (Building weight divided by the sum of Building

weights)]

Building #1 weight: [(10 units)*(83.3% weight)] = 8.33

Building #2 weight: [(20 units)*(100% weight)] = 20

Total weight = 8.33 + 20, or 28.33

Building exterior score = (85 points)*(8.33/28.33) + (70

points)*(20/28.33)

= 25.0 + 49.4

= 74.4

Example #3

Example #3 illustrates how the score for a property is calculated

based on the following:

#3a. Consider a property with the following characteristics:

Site:

--Score: 90 points

--100% of weight of items present

--Nominal weight: 15%

Building Exteriors (from example #2, above):

--Score: 74 points

--92% of weight of items present

--Nominal weight: 15%

Building Systems:

--Score: 70 points

--80% of weight of items present

--Nominal weight: 20%

Common Areas:

--Score: 60 points

--30% of weight of items present

--Nominal weight: 15%

Dwelling Units:

--Score: 80 points

--80% of weight of items present

--Nominal weight: 35%

#3b. First, adjust the area weights for each area. Multiply the

weight of items present by the nominal weight for each area and add the

total:

Site: 15*100% = 15

Building Exteriors: 15*92% = 13.8

Building Systems: 20*80% = 16.0

Common Areas: 15*30% = 4.5

Dwelling Units: 35*80% = 28.0

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

Total: = 77.3

#3c. Adjust the area weights to ``normalize'' so that they add to

100. Divide each adjusted area weight by the total and multiply by 100

(this also results in the maximum possible points reported for each

area):

Site: (15/77.3)*10 =19.4

Building (13.8/77.3)*100 =17.9

Exteriors:

Building Systems: (16/77.3)*100 =20.7

Common Areas: (4.5/77.3)*100 = 5.8

Dwelling Units: (28/77.3)*100 = 36.2

#3d. Multiply the new ``normalized'' weights by the area scores,

above, divide by 100, and add the results:

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

Points

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

Site: 19.4 * 90/100................. = 17.5

Building Exteriors: 17.9 * 74/100 = 13.2

Building Systems: 20.7 * 70/100 = 14.5

Common Areas: 5.8 * 60/100 = 3.5

Dwelling Units: 36.2 * 80/100 = 29.0

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

Total Property Score............ = 77.6

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

15. Computing the PHAS Overall Physical Inspection Score

The physical inspection score for the PHAS for a PHA is the

weighted average of the PHA's individual project physical inspection

scores, where the weights are the number of units in each project

divided by the total number of units in all projects for the PHA.

Example:

Project 1 has a score of 60 and has 100 units.

Project 2 has a score of 80 and has 900 units.

The overall PHAS score is computed as follows:

Score = [60 x 100/(100+900)] + [80 x 900/(100+900)]

= 6 + 72

= 78

16. Accessibility Questions

For public housing developments for which accessibility

requirements are applicable, the physical inspection will include

determining if: (1) There is a wheelchair accessible route to and from

the main ground floor entrance of the buildings inspected; (2) the main

entrance for every building inspected is at least 32'' wide, measured

between the door and the opposite door jamb; (3) there is an accessible

route to all exterior common areas; and (4) for multistory buildings

that are inspected, the interior hallways to all inspected units and

common areas are at least 36'' wide.

17. Inspection Summary Report

Appendix 3 includes an inspection summary report which provides

another example of the information sent to PHAs.

Dated: June 14, 1999.

Donald J. LaVoy,

Acting Director, Real Estate Assessment Center.

BILLING CODE 4210-32-P

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BILLING CODE 4210-32-C

Appendix 2--Dictionary of Deficiency Definitions

Site Inspectable Items

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

Fencing and Retaining Walls

Grounds

Lighting

Mailboxes/Project Signs

Market Appeal

Parking Lots/Driveways/Roads

Play Areas and Equipment

Refuse Disposal

Storm Drainage

Walkways/Stairs

Fencing and Retaining Walls (Site)

A structure functioning as a boundary or barrier. An upright

structure serving to enclose, divide or protect an area.

Note: This does not include swimming pool fences. Swimming Pool

Fences are covered under Common Areas--Pools and Related Structures.

This inspectable item can have the following deficiencies:

Damaged or Missing Gates

Damaged/Falling/Leaning

Holes

Missing Sections

Grounds (Site)

The improved land adjacent to or surrounding the housing and

related structures. This does not include land not owned or under

the control of the housing provider.

This inspectable item can have the following deficiencies:

Erosion Areas

Overgrown/Penetrating Vegetation

Ponding/Site Drainage

Rutting

Lighting (Site)

System to provide illumination of the community grounds.

Includes fixtures, lamps, stanchions, poles, supports, and

electrical supply.

This inspectable item can have the following deficiencies:

Broken Fixtures

Missing/Broken Bulbs

Mailboxes/Project Signs (Site)

Mailbox is a public container where mail is deposited for

distribution and collection. This does not include mailboxes owned

and maintained by the US Postal Service, such as the ``Blue Boxes.''

Project signs are boards, posters, or placards displayed in a

public place to advertise, impart information, or give directions.

This does not include signs owned and maintained by the city.

This inspectable item can have the following deficiencies:

Mailbox Missing/Damaged

Signs Missing/Damaged

Market Appeal (Site)

Evaluate only those areas or structures that are under the

control of the housing provider.

This inspectable item can have the following deficiencies:

Graffiti

Litter

Parking Lots/Driveways/Roads (Site)

An area for parking motorized vehicles begins at the curbside

and includes all parking lots, driveways or roads within the

property lines that are under the control of the housing provider.

This inspectable item can have the following deficiencies:

Cracks

Ponding

Potholes/Loose Material

Settlement/Heaving

Play Areas and Equipment (Site)

An outdoor area set aside for recreation or play, especially one

containing equipment such as seesaws and swings.

This inspectable item can have the following deficiencies:

Damaged/Broken Equipment

Deteriorated Play Area Surface

Refuse Disposal (Site)

Collection areas for trash/garbage common pick-up.

This inspectable item can have the following deficiencies:

Broken/Damaged Enclosure

Inadequate Outside Storage Space

Storm Drainage (Site)

System used to collect and dispose of surface runoff water

through the use of culverts, underground structures, or natural

drainage features, e.g., swales, ditches, etc.

This inspectable item can have the following deficiencies:

Damaged/Broken/Cracked

Debris/Obstruction/Sediment

Walkways/Stairs (Site)

Passages for walking and the structures that allow for changes

in vertical orientation.

This inspectable item can have the following deficiencies:

Broken/Missing Hand Railing

Cracks/Settlement/Heaving

Spalling

Damaged or Missing Gates (Fencing and Retaining Walls)

Gate structure is damaged or missing and does not prevent

passage.

This does not include gates for swimming pool fences. Gates for

swimming pool fences are covered under Common Areas--Pools and

Related Structures.

Note: Deficiency level depends on the fence's purpose.

Perimeter/Security Fences

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are assessed at a higher level than interior fences.

Severity Defined

Minor: N/A.

Major: Absence or damage to an interior fence gate which renders

a gate inoperable/ineffective.

OR

Damage to a perimeter or a security fence gate that is still

operational.

Severe: Absence or damage to a perimeter or security gate which

renders the gate inoperable/ineffective and potentially compromises

safety and/or security.

Damaged/Falling/Leaning (Fencing and Retaining Walls)

Structure is rusted, deteriorated, uprooted presents threat to

security and/or health and safety.

Note: Deficiency level depends on the fence's purpose.

Perimeter/Security Fences are assessed at a higher level than

interior fences.

Severity Defined

Minor: N/A.

Major: An interior fence is damaged so that it does not satisfy

its designed purpose.

OR

A perimeter/security fence and/or a retaining wall shows signs

of deterioration, but still serves its designed purpose and presents

no security/safety risk.

Severe: A perimeter/security fence and/or a retaining wall is

damaged to the point that it does not satisfy its designed purpose.

Holes (Fencing and Retaining Walls)

An opening or penetration.

Note: Some fences are not designed to keep intruders out or

children in such as rail fences, and these type of fences should not

be evaluated for holes.

Severity Defined

Minor: Hole is smaller than 6'' x 6'' piece of paper.

Major: N/A.

Severe: Hole is larger than 6'' x 6'' which allows passage of

animals and can pose a threat to the safety of children.

Missing Sections (Fencing and Retaining Walls)

Structure does not present an obstacle against intrusion or

egress--damaged by the destruction or removal of section.

Note: Deficiency level depends on the fence's purpose.

Perimeter/Security fences are assessed at a higher level than

interior fences.

Severity Defined

Minor: An interior fence has section missing.

Major: N/A.

Severe: A perimeter/security fence has a section missing which

compromises safety/security.

Erosion Areas (Grounds)

An area subjected to natural processes, such as weathering or

gravity, by which material is moved on the earth's surface.

Note: This does not include erosion from a defined storm

drainage system or in a play area. This type of erosion would be

covered under Site--Storm Drainage and/or Site--Play Areas and

Equipment.

Severity Defined

Minor: N/A.

Major: Visible collection of surface material indicated by

visible erosion deposits leading to a degraded surface condition

that would likely cause water to pool in a confined area, especially

next to structures, paved areas or walkways.

Severe: Extensive displacement of soil caused by runoff.

Condition is responsible for visible damage or the potential failure

of adjoining structures or systems, e.g., pipes, pavements,

foundations, building, etc.

OR

Advanced erosion in an area which creates an unsafe pedestrian

condition and/or renders an area of the grounds unusable.

Overgrown/Penetrating Vegetation (Grounds)

Plant life that has infiltrated unacceptable areas and/or has

grown beyond established parameters.

Severity Defined

Minor: N/A.

Major: Vegetation is of such size or density as to make the

visibility of hazards, such as broken glass, holes, etc., difficult.

OR

Plant life is in contact with an unintended surface, such as,

buildings, gutters, walkways, roads, fences/walls, roofs, HVAC

units, etc.

OR

Vegetation is of such size or density that it obstructs intended

walkways.

Severe: Plants have rendered visible damage to a component,

area, or system of the property or have made them unusable.

Ponding/Site Drainage (Grounds)

An accumulation of water and/or ice is observed to be collecting

in a depressed area or has collected on the grounds for which

ponding was not intended.

Note: This does not include detention/retention basins NOR

ponding on paved areas. Detention/retention basins are covered under

Site--Storm Drainage and ponding on paved areas is covered under

Roads, Walkways, and Parking Lots/Driveways.

Severity Defined

Minor: Shallow accumulation of water (less than 3 inches).

Major: An accumulation of water (from 3 to 5 inches in depth)

that affects the use of a section of the grounds; however, the

grounds are generally usable.

Severe: An accumulation of more than 5 inches in depth.

OR

An accumulation that has rendered a section of the grounds

unusable.

Rutting (Grounds)

A man made sunken track or groove/depression.

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

Severity Defined

Minor: N/A.

Major: Condition that is 6-8'' wide x 3-5'' deep.

Severe: Condition larger than 6-8'' wide x 3-5'' deep and has

the potential to cause serious injury.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards'').

Broken Fixtures (Lighting)

All or a portion of the lighting that is associated with the

site itself. This includes lighting attached to the building which

is utilized for such purposes as lighting the site, but does not

include exterior lighting, associated with the building.

Note: If a damaged fixture or fixtures presents a safety hazard,

rate it as severe, and recorded manually as a health and safety

concern. This includes, but is not limited to, broken fixtures that

have the potential to fall on pedestrians, or fixtures that could

lead to electrocution.

Severity Defined

Minor: N/A.

Major: Between 10% and 50% of the lighting fixtures surveyed are

visibly broken. The broken portion of the system does not constitute

an obvious safety hazard.

Severe: Over 50% of the lighting fixtures surveyed are visibly

broken; or the broken portion of the system constitutes an obvious

safety hazard.

Comments

Severe: If condition is a health and safety concern, it must be

recorded. (Includes but not limited to ``Electrical Hazards'' or

``Hazards'.)

Missing/Broken Bulbs (Lighting)

Lamps are missing or are broken from fixtures. May include

incandescent, fluorescent, mercury vapor, or others.

Note: This does not include building exterior lighting. Building

exterior lighting is covered under Building Exterior--Lighting.

Severity Defined

Minor: N/A.

Major: Between 10% and 50% of the fixtures surveyed have at

least a single bulb missing or broken.

Severe: Over 50% of the fixtures surveyed have at least a single

bulb missing or broken.

Comment

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards.'')

Mailbox Missing/Damaged (Mailbox/Project Signs)

Mailbox does not function properly due to deterioration, damage,

or is absent.

Severity Defined

Minor: Mailbox is damaged, vandalized, or deteriorated, but

functional.

Major: N/A.

Severe: Mailbox is damaged, vandalized, or deteriorated, and as

a result, is not functional.

OR

Mailbox is missing.

[[Page 33677]]

Signs Missing/Damaged (Mailbox/Project Signs)

Project sign is not readable due to deterioration, damage, or is

absent. This does not include locations that do not require a

project sign.

Severity Defined

Minor: Sign is damaged, vandalized, or deteriorated, but

readable.

Major: N/A.

Severe: Sign is damaged, vandalized, or deteriorated, and as a

result, is not readable.

OR

Sign is missing.

Comments

Severe: Missing signs should only be recorded where a sign is

required. This would follow from evidence that a sign has been

removed through vandalism and/or neglect, etc.

Graffiti (Market Appeal)

Visual observation of a crude, (not recognizable as an art

form), inscription or drawing scratched, painted or sprayed on a

building surface, retaining wall, or fence so as to be seen by the

public.

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

graffiti.

Severity Defined

Minor: Visual graffiti observed in at least one location/area.

Major: Graffiti observed in 2-5 locations/areas.

Severe: Graffiti observed in 6 or more locations/areas.

Litter (Market Appeal)

Subject to disorderly accumulation of objects, especially

carelessly discarded trash located on the property.

Note: Excessive litter should be judged as you would view a city

park in America.

Severity Defined

Minor: N/A.

Major: Excessive litter is observed on the property.

Severe: N/A.

Cracks (Parking Lots/Driveways/Roads)

Visible faults in the pavement, including longitudinal, lateral,

alligator, etc. This does not include cracks from settlement/

heaving.

Severity Defined

Minor: N/A.

Major: A crack which is up to \1/2\'' wide.

Severe: A crack larger than \1/2\'' or multiple cracks

accompanied by surface deterioration.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Ponding (Parking Lots/Driveways/Roads)

A visible accumulation of water and/or ice collecting in a

depression on an otherwise flat plane.

Severity Defined

Minor: Shallow accumulation of water (less than 3'').

Major: An accumulation of water that affects the use of a

section of a parking lot/driveway more than 3'' in depth. Parking

lot/driveway is passable.

Severe: An accumulation of water that has rendered a parking

lot/driveway unusable.

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

A hole resulting from road surface failure; or loose,

freestanding aggregate material is observed resulting from

deterioration.

Severity Defined

Minor: Failure of pavement due to potholes or loose material

that has not penetrated to or exposed the subsurface.

Major: Failure of pavement due to potholes or loose material

that has penetrated to or exposed the subsurface.

Severe: Loose material and/or potholes that render a parking

lot/driveway unusable/unpassable.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Settlement/Heaving (Parking Lots/Driveways/Roads)

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

materials.

Note: If there is a visible accumulation of water and/or ice

collecting in the depression, record the observation under ponding.

Severity Defined

Minor: Visual indication of settlement/heaving with no visible

surface cracks.

Major: Visual indication of settlement/heaving evidenced by

cracks and deteriorated surface material.

Severe: Settlement/Heaving that renders a parking lot/driveway

unusable/unpassable and/or creates unsafe pedestrian conditions.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Damaged/Broken Equipment (Play Areas and Equipment)

Forcibly fractured into pieces or shattered, incomplete,

inoperable, or missing.

Severity Defined

Minor: Visual estimate indicates some equipment (less than 50%)

does not operate correctly or is missing but pose no safety risk.

Major: Visual estimate indicates most of the equipment (more

than 50%) does not operate correctly or is missing but pose no

safety risk.

Severe: Equipment poses a threat to safety capable of causing

injury.

Deteriorated Play Area Surface (Play Areas and Equipment)

Damage to play area caused by cracking, heaving, settling,

ponding, potholes, loose materials, erosion, rutting, etc.

Severity Defined

Minor: Up to 10% of total surveyed play area surface shows signs

of deterioration.

Major: Deterioration of 10 to 50% of total surveyed play area

surface.

Severe: Deterioration of more than 50% of the surveyed play area

surface.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Broken/Damaged Enclosure (Refuse Disposal)

The outdoor enclosed area which serves as a trash/refuse site is

broken or damaged including its walls.

Note: This does not include areas not designed as trash/refuse

enclosures such as curb pick-up. Address condition of slab at

parking lots/driveways/roads.

Severity Defined

Minor: N/A.

Major: A single wall or gate has holes or missing components.

Severe: A single wall or gate of the enclosure has collapsed or

is leaning and in danger of falling.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Inadequate Outside Storage Space (Refuse Disposal)

Insufficient capacity for the proper storage of refuse until

disposal.

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

Severity Defined

Minor: Appearance of storage area is unsightly and needs

improvement, or the area surrounding the refuse storage area is

impacted by the presence of unpleasant odors.

Major: N/A.

Severe: Trash cannot be stored in the designated area due to

under-capacity of refuse storage.

Damaged/Broken/Cracked (Storm Drainage)

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

Severity Defined

Minor: N/A.

Major: Visible structural damage/failure impacting the system's

effectiveness. Significant visible fracture evidence by large,

visible cracks.

Severe: Visible deterioration or failure of a large section

yielding an inoperable system.

Debris/Obstruction/Sediment (Storm Drainage)

Partial or complete blockage by broken or collapsed pipe,

infiltration of tree roots, accumulation of sediment, or other

obstructions.

Severity Defined

Minor: N/A.

Major: Accumulation of debris or sediment which causes or has

the estimated potential of significantly reducing the flow of storm

water.

Severe: Complete blockage of the system due to accumulation of a

large quantity of debris causing backups into adjacent area(s).

Broken/Missing Hand Railing (Walkways/Steps)

The hand rail is damaged or non-existent.

[[Page 33678]]

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The hand-rail for four or more stairs is completely

missing or damaged, loose or otherwise unusable.

Cracks/Settlement/Heaving (Walkways/Steps)

Visible faults in the pavement, including longitudinal, lateral,

alligator, etc. Pavement that sinks and/or rises due to failure of

subbase materials.

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

roads.

Severity Defined

Minor: N/A.

Major: Evidence of cracks or other defects which do not affect

traffic ability.

Severe: Cracks/hinging/tilting and/or missing sections that

affect traffic ability.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Spalling (Walkways/Steps)

A concrete or masonry walkway that is flaking, chipping or

crumbling, possible exposing underlying reinforcing material.

Severity Defined

Minor: Small areas, (4'' x 4'' or less), of walkway/stairs are

affected.

Major: N/A.

Severe: Large areas, (greater than 4'' x 4''), of walkway/stairs

are impacted and affects traffic ability.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Building Exterior Inspectable Items

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

Doors

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:

Broken/Missing Glazing/Glass

Damaged Frames/Threshold/Lintels/Trim

Damaged Hardware/Locks

Damaged Surface (Holes/Paint/Rusting)

Deteriorated/Missing Caulking Seals

Missing Door

Damaged/Missing Screen/Storm/Security Door

Fire Escapes (Building Exterior)

All buildings must have acceptable fire exits. This includes

both stairway access doors & external exits. These can include

external fire escapes, fire towers, operable windows on the lower

floors with easy access to the ground or a back door opening onto a

porch with a stairway leading to the ground.

This inspectable item can have the following deficiencies:

Blocked Egress/Ladders

Visibly Missing Components

Foundations (Building Exterior)

Lowest level structural wall or floor responsible for

transferring the building's load to the appropriate footings and

soil. Materials may include concrete, stone, masonry and wood.

This inspectable item can have the following deficiencies:

Cracks/Gaps

Spalling/Exposed Rebar

Lighting (Building Exterior)

System to provide illumination of building exteriors and

surrounding grounds. Includes fixtures, lamps, stanchions, poles,

supports, and electrical supply that are associated with the

building itself.

Note: This does not include site lighting.

This inspectable item can have the following deficiencies:

Broken Fixtures

Missing/Broken Bulbs

Roofs (Building Exterior)

Roof system consists of the structural deck, weathering surface,

flashing, parapet, and drainage system. They may be flat or pitched.

This inspectable item can have the following deficiencies:

Damaged/Clogged Drains

Damaged Soffits/Fascia

Damaged Vents

Damaged/Torn Membrane/Missing Ballast

Missing/Damaged Shingles

Ponding (Roofs)

Missing/Damaged Components from Downspout/Gutter

Walls (Building Exterior)

The exterior enclosure of the building or structure. Materials

for construction include concrete, masonry block, brick, stone,

wood, glass block. Surface finish materials include metal, wood,

vinyl, stucco.

Note: This does not include foundation walls.

This inspectable item can have the following deficiencies:

Cracks/Gaps

Damaged Chimneys

Missing Pieces/Holes/Spalling

Stained/Peeling/Needs Paint

Missing/Damaged Caulking/Mortar

Windows (Building Exterior)

Window systems provide light, security, and exclusion of

exterior noise, dust, heat, and cold. Frame materials include wood,

aluminum, vinyl, etc.

Note: This does not include windows that have defects noted from

inspection from inside the unit.

This inspectable item can have the following deficiencies:

Broken/Missing/Cracked Panes

Damaged/Missing Screens

Damaged Sills/Frames/Lintels/Trim

Security Bars Prevent Egress

Missing/Deteriorated Caulking/Glazing Compound

Peeling/Needs Paint

Broken/Missing Glazing/Glass (Doors)

The glass and/or compound/structure to support and hold glass or

other materials within a frame are missing or broken.

Severity Defined

Minor: For one or more doors, glazing is inadequate to secure

glass, but door is usable and presents no immediate security risk.

Major: N/A.

Severe: For at least one door, the operation, function, or

security of the door is destroyed by the missing or broken glazing

and/or glass. One door in this condition is sufficient to classify

the door system as severe.

Damaged Frames/Threshold/Lintels/Trim (Doors)

The frame, header, jamb, threshold, lintels, or trim, is visibly

warped, split, cracked, or broken in some manner.

Severity Defined

Minor: A single door's frame/threshold/lintel and/or trim is

damaged but does not hinder door operation. The damaged door frame

does not prevent door from being locked.

Major: More than one door has the minor damage defined above.

Severe: At least one door is rendered inoperable and/or

unlockable due to damage to the door's frame/threshold/lintel and/or

trim.

Damaged Hardware/Locks (Doors)

The attachments to a door to provide hinging, hanging, opening,

closing, or security are damaged or missing. Includes locks, panic

hardware, overhead door tracks, springs and pulleys, sliding door

tracks and hangers, and door closures.

Severity Defined

Minor: A single door's hardware, as defined above, is damaged

but does not hinder current door operation. The door functions, is

lockable, and the door's panic hardware is operable.

Major: More than one building exterior door has minor damaged

hardware as defined above.

Severe: A single door is rendered inoperable and/or unlockable

(if locking is required) due to damage to the door's hardware.

OR

A single building exterior door's panic hardware is not

operable.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually.

(Includes but not limited to ``Hazards.'')

[[Page 33679]]

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

Damage in the door surface that may affect either the surface

protection or the strength of the door, or it may compromise

building security. Includes holes, peeling/cracking/no paint, or

significant rust.

Severity Defined

Minor: Any one door has either: small holes (less than \1/4\

inch in diameter); cracking/peeling paint; and/or the door or its

components are rusting.

Major: If more than one door has minor surface damage as defined

above.

OR

Any single door that has a hole or holes ranging in size from

\1/4\ inch up to 1 inch in diameter.

Severe: Any single door has a hole or holes larger than 1 inch

in diameter, or significant peeling/cracking/no paint or rust that

affects the integrity of the door surface.

Deteriorated/Missing Caulking/Seals (Doors)

Sealant and stripping designed to provide weather resistance or

caulking is missing or deteriorated.

Severity Defined

Minor: For a single door, missing or deteriorated caulk is

confined to small areas with no evidence of damage to the door and/

or surrounding structure.

Major: For a single door, missing or deteriorated caulk is

consistently evident for the majority of the door with no evidence

of damage to the door and/or surrounding structure.

OR

2 or more of the doors surveyed have minor deficiencies.

Severe: For at least one door, missing or deteriorated caulking

is evident along with evidence of leaks or damage to the door or

surrounding structure; or more than half the total door surveyed

have minor caulking deficiencies.

OR

The seal is missing.

Missing Door (Doors)

Door is absent.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: A single missing building exterior door constitutes a

severe condition.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Blocked Egress/Ladders (Fire Escapes)

Any part of the fire escape, including ladders, is visibly

blocked in a way that limits or restricts clear egress. (Note: This

may include actual fire escapes themselves, fire towers, windows on

the ground floor level that would be used in case of an emergency,

etc.)

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Items are stored or barriers are present such that clear

egress is restricted or blocked.

Visibly Missing Components (Fire Escapes)

Any components that affect functionality of the fire escape are

visibly missing.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Functional components are visibly missing (such as one

section of a ladder is not present or a railing is missing).

Cracks/Gaps (Foundations)

Visible split in the exterior of the lowest structural wall.

Note: Cracks that show evidence of water penetration should be

evaluated here.

Severity Defined

Minor: Visible hairline cracks that do not appear to provide

opportunity for water penetration.

OR

Minor broken pieces from settlement (e.g., a single brick).

Major: Cracks that exceed \1/8\'' in width or depth. May also

provide opportunities for water penetration.

OR

Large pieces, such as numerous bricks, that are separated from

the wall/floor.

Severe: Large cracks or gaps visibly estimated to exceed 3/8''

in width or depth possibly indicating a serious structural problem.

OR

Cracks that are the full depth of the wall and/or provide

opportunity for water penetration.

OR

Wall/floor sections that are broken apart.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Spalling/Exposed Rebar (Foundations)

The concrete or masonry wall that is flaking, chipping, or

crumbling possibly exposing underlying reinforcing material (rebar).

Severity Defined

Minor: Spalling is confined to areas affecting less than 10% of

the foundation wall area inspected.

Major: Obvious large spalled area(s) affecting 10% to 50% of any

individual foundation wall.

Severe: Obvious significant spalled area(s) affecting 50% or

more of any individual foundation wall.

OR

Spalling which causes any reinforcing material (rebar or other)

to be exposed.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Broken Fixtures (Lighting)

All or a portion of the lighting that is associated with the

building itself. This does not include lighting attached to the

building utilized for purposes such as lighting the site.

Note: If a damaged fixture or fixtures presents a safety hazard,

rate it as severe, and recorded manually as a health and safety

concern. This includes, but is not limited to, broken fixtures that

have the potential to fall on pedestrians, or fixtures that could

lead to electrocution.

Severity Defined

Minor: N/A.

Major: Between 10% and 50% of the lighting fixtures surveyed are

visibly broken. The broken portion of the system does not constitute

an obvious safety hazard.

Severe: Over 50% of the lighting fixtures surveyed are visibly

broken; or the broken portion of the system constitutes an obvious

safety hazard.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually.

(Includes but not limited to ``Electrical Hazards'' or ``Hazards.'')

Missing/Broken Bulbs (Lighting)

Lamps are missing or broken from fixtures. May include

incandescent, fluorescent, mercury vapor, or others.

Note: This does not include SITE Lighting. Site Lighting is

covered under Site--Lighting.

Severity Defined

Minor: N/A.

Major: Between 10% and 50% of the fixtures surveyed have at

least a single bulb visibly missing or broken.

Severe: Over 50% of the fixtures surveyed have at least a single

bulb visibly missing or broken.

Comments

Major: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards.'')

Damaged/Clogged Drains (Roofs)

The drainage system does not effectively remove water.

Note: Generally, this deficiency applies to flat roofs. This

does not include gutters and downspouts. Refer to Building

Exterior--Roofs--Missing Components from Downspouts/Gutters.

Severity Defined

Minor: N/A.

Major: Debris around or in a drain is observed with no evidence

of ponding observed.

OR

Drain is damaged but still functions.

Severe: Debris around or in a drain is observed with evidence of

ponding observed.

OR

Damage is such that drain no longer functions.

Comments

Severe: Inspection by roofing specialist is recommended if doubt

of the severity of the condition exists.

Damaged Soffits/Fascia (Roofs)

Soffit fascia and/or associated components are damaged. May

provide visible

[[Page 33680]]

opportunity for water penetration or other damage from natural

elements.

Severity Defined

Minor: Damage to soffit/fascia is visible but no obvious

opportunities for water penetration are observed.

Major: N/A.

Severe: Soffits/Fascia are missing (from where required) or

damaged so that water penetration is visibly possible.

Comments

Severe: Inspection by roofing specialist is recommended if doubt

of the severity of the condition exists.

Damaged Vents (Roofs)

Damaged vents on or extending through the roof surface or

components are damaged and/or missing. Vents may include, but is not

limited to, ridge vents, soffit vents, gable vents, plumbing vents,

or gas vent. (NOTE: This does not include exhaust fans located on

the roof. Exhaust fans are covered under building systems--exhaust

system.)

Severity Defined

Minor: The vents are visibly damaged but do not present an

obvious risk to promote subsequent roof damage.

Major: N/A.

Severe: Vents are missing or visibly damaged to the extent that

subsequent roof damage is possible.

Damaged/Torn Membrane/Missing Ballast (Roofs)

Visible rip or wear in the membrane. Includes punctures, holes,

cracks, blistering, and separated seams.

Note: Includes flashing.

Severity Defined

Minor: N/A.

Major: Ballast has shifted and no longer performs function.

Severe: Visible damage to the membrane with visible signs of

current damage and/or leaks.

Comments

Severe: Inspection by roofing specialist is recommended if doubt

of severity of the condition exists.

Missing/Damaged Components from Downspout/Gutter (Roofs)

Components of the drainage system are visibly missing. The

system includes gutters, leaders, downspouts, splashblocks and drain

openings.

Note: This does not include clogged drains. Refer to Building

Exterior--Roofs--Clogged Drains.

Severity Defined

Minor: Splashblocks are missing or damaged.

Major: N/A.

Severe: Drainage system components are visibly missing or

damaged providing opportunities for damage to the roof, structure,

exterior wall surface, interior, or surrounding grounds.

Missing/Damaged/Shingles (Roofs)

The shingles are missing or damaged which includes, but is not

limited to, cracking, warping, cupping or deteriorated.

Note: A square is defined as 100 square feet.

Severity Defined

Minor: N/A.

Major: Up to 2 squares of surface material or shingles are

missing.

Severe: More than 2 squares of shingles are observed to be

missing from surveyed roofing areas.

Ponding (Roofs)

Evidence of areas of standing water exists.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Evidence of standing water on roof causing potential or

visible damage to roof surface or underlying materials.

Comments

Severe: Inspection by roofing specialist is recommended if doubt

of the severity of the condition exists.

Cracks/Gaps (Walls)

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

Severity Defined

Minor: Crack that is less than \1/8\ inch in width or depth.

Major: Crack that exceeds \1/8\ inch in width or depth. May also

provide opportunities for water penetration.

OR

Pieces, such as numerous bricks, that are separated from the

wall.

Severe: Large crack or gap visibly estimated to exceed \3/8\

inch in width or depth possibly indicating a serious structural

problem.

OR

Crack that is the full depth of the wall and/or provides

opportunity for water penetration.

OR

Wall sections that are broken apart.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Damaged Chimneys (Walls)

The chimney, including the portion extending above the roof

line, has separated from the wall or has cracks, spalling, missing

pieces, or broken sections.

Severity Defined

Minor: N/A.

Major: Surface of chimney is cracking, spalling, or otherwise

showing visible surface damage.

Severe: Part or all of the chimney has visibly separated from

the adjacent wall. Cracked or fallen pieces or sections may

currently be present or there is a risk of falling pieces creating a

safety hazard.

Missing Pieces/Holes/Spalling (Walls)

Deterioration, such as missing pieces, holes or spalling in the

exterior wall surface. May also be attributed to rotting materials;

or, concrete, stucco, or masonry wall is flaking, chipping, or

crumbling.

Severity Defined

Minor: N/A.

Major: Any missing piece, such as, a single brick or section of

siding, or hole.

OR

Deterioration that affects an area up to 8\1/2\'' x 11''.

Severe: Deterioration that causes any reinforcing material (re-

bar) to be exposed.

OR

More than one missing piece, such as a few bricks, or section of

siding or holes that affects an area larger than 8\1/2\'' x 11''.

OR

Any size hole that completely penetrates the exterior wall.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Missing/Damaged Caulking/Mortar (Walls)

Caulking designed to provide weather resistance or mortar is

missing or deteriorated.

Note: This doesn't include caulking relative to doors and

windows as they are covered in other areas. All other caulking, etc.

should be addressed here.

Severity Defined

Minor: Mortar is missing around a single masonry unit.

OR

Deteriorated caulk is confined to less than 12 inches.

Major: Mortar is missing in around more than one contiguous

masonry unit.

OR

Deteriorated caulking is evident in an area longer than 12

inches.

Severe: N/A.

Stained/Peeling/Needs Paint (Walls)

Paint is cracking, flaking, otherwise deteriorated. Water damage

or related problems have stained the paint.

Note: This does not include walls that are not intended to have

paint, such as most brick walls, etc.

Severity Defined

Minor: Visible observations estimate that less than 50% of a

single building exterior wall is affected.

Major: Visible observations estimate that more than 50% of a

single building exterior wall is affected.

Severe: N/A.

Broken/Missing/Cracked Panes (Windows)

Glass pane is broken, missing or cracked.

Severity Defined

Minor: Glass pane is cracked, but no sharp edges are present.

Major: N/A.

Severe: Glass pane is missing or broken.

Damaged/Missing Screens (Windows)

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

Severity Defined

Minor: Screen has significant punctures, tears, is otherwise

damaged or is missing.

Major: N/A.

Severe: N/A.

[[Page 33681]]

Damaged Sills/Frames/Lintels/Trim (Windows)

Window sills, frames, sash lintels, or trim are damaged by

decay, rust, rot, corrosion, or other deterioration.

Severity Defined

Minor: N/A.

Major: Damage does not affect the window's intended operation.

Severe: Damage affects the window's intended operation.

Missing/Deteriorated Caulking/Glazing Compound (Windows)

Caulking or glazing compound to provide weather resistance is

missing or deteriorated.

Note: This also includes Thermopane or insulated windows that

have failed.

Severity Defined

Minor: Missing or deteriorated caulk or glazing compound is

confined to small areas with no evidence of damage to the window

and/or surrounding structure.

Major: Missing or deteriorated caulk or glazing compound is

consistently evident for the majority of the window with no evidence

of damage to the window and/or surrounding structure.

OR

2 or more of the windows surveyed have minor deficiencies.

Severe: Evidence of leaks or damage to the window or surrounding

structure.

Peeling/Needs Paint (Windows)

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

otherwise failing; or window assembly/trim is not painted or is

exposed to the elements.

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

painted.

Severity Defined

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

Major: N/A.

Severe: N/A.

Security Bars Prevent Egress (Windows)

Security bars are damaged, constructed or installed, such that

egress is severely limited or impossible.

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

egress.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The ability to exit through the window is limited by

security bars that do not function properly and, therefore, pose

safety risks.

Deteriorated/Missing Caulking/Seals (Doors)

Sealant and stripping designed to provide weather resistance or

caulking is missing or deteriorated.

Severity Defined

Minor: For a single window, missing or deteriorated caulk is

confined to small areas with no evidence of damage to the door and/

or surrounding structure.

Major: For a single door, missing or deteriorated caulk is

consistently evident for the majority of the door with no evidence

of damage to the door and /or surrounding structure.

OR

2 or more of the doors surveyed have minor deficiencies.

Severe: For at least one door missing or deteriorated caulking

is evident along with evidence of leaks or damage to the door

surrounding structure; or more than half of the total door surveyed

have minor caulking deficiencies.

OR

The seal is missing.

Building Systems Inspectable Items

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

Domestic Water

Electrical System

Elevators

Emergency Power

Exhaust System

Fire Protection

HVAC

Sanitary System

Domestic Water (Building Systems)

Portion of the building system that provides potable water

conditioning, heating, and distribution taking its source from

outside the building and terminating in domestic plumbing fixtures.

The system typically consists of water conditioners (filters and

softeners), water heaters, transfer and circulating pumps,

strainers, and connecting piping, fittings, valves, and supports.

Note: This does not include portion of water supply that

connects to the heating and cooling system. Also, the delivery

points of the system such as sinks and faucets in units or common

areas.

This inspectable item can have the following deficiencies:

Central Hot Water Supply Inoperable

Leaking Central Water Supply

Misaligned Ventilation System

Missing Pressure Relief Valve

Rust/Corrosion on Heater Chimney

Water Supply Inoperable

Rust/Corrosion on Central Water Components

Electrical System (Building Systems)

Portion of the building system that safely provides electrical

power throughout the building. Including equipment that provides

control, protection, metering, and service.

Note: This does not include transformers or metering that

belongs to the providing utility. Equipment that is part of any

emergency power generating system. Terminal equipment such as

receptacles, switches, or panelboards that are located in the units

or common areas.

This inspectable item can have the following deficiencies:

Blocked Access/Improper Storage

Burnt Breakers

Evidence of Leaks/Corrosion

Frayed Wiring

Missing Breakers

Missing Covers

Elevators (Building Systems)

Vertical conveyance system for moving personnel, equipment,

materials, household goods, etc.

This inspectable item can have the following deficiency: Not

Operable.

Emergency Power (Building Systems)

Standby/backup equipment intended to supply illumination or

power or both, (battery or generator set) during utility outage.

This inspectable item can have the following deficiencies:

Run-Up Records/Documentation Not Available

Exhaust System (Building Systems)

The system used to primarily exhaust stale air from the

building. Primarily from the kitchen and bathroom areas.

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

This inspectable item can have the following deficiencies: Roof

Exhaust Fans Inoperable

Fire Protection (Building Systems)

Building System designed to minimize the effects of a fire. May

include the following: fire walls and doors, portable fire

extinguishers, and permanent sprinkler systems.

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

devices.

This inspectable item can have the following deficiencies:

Missing Sprinkler Head

Missing/Damaged/Expired Extinguishers

HVAC (Building Systems)

Portion of the building system that provides ability to heat or

cool the air within the building. Includes equipment such as

boilers, burners, furnaces, fuel supply, hot water and steam

distribution, and associated piping, filters, and equipment. Also

includes air handling equipment and associated ventilation ducting.

This inspectable item can have the following deficiencies:

Boiler/Pump Leaks

Fuel Supply Leaks

General Rust/Corrosion

Gas Fired Unit `` Missing/Misaligned Chimney

Sanitary System (Building Systems)

Portion of the building system that provides for the disposal of

waste products with discharge to the local sewage system. Can

include sources such as domestic plumbing fixtures, floor drains,

and other area drains. Consists of floor drains and traps,

collection sumps, sewage ejectors, sewage pumps, and collection

piping, fittings, valves, and supports.

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

Storm Drainage.

This inspectable item can have the following deficiencies:

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

Missing Drain/Cleanout/Manhole Covers

[[Page 33682]]

Leaking Central Water Supply (Domestic Water)

Water visibly leaking from any water system component. Includes

valve flanges, stems, bodies, hose bibbs or from any domestic water

tank or its pipe or pipe connections.

Note: This includes both hot and cold water.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Water is visibly leaking.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards''.)

Misaligned Ventilation System (Domestic Water)

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

misaligned.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any misalignment/damaged which may cause improper or

dangerous venting of exhaust gases.

Missing Pressure Relief Valve (Domestic Water)

Pressure relief valve on central hot water heating system is not

present.

Note: This does not include the pipe from the PRV to the floor.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: No pressure relief valve present.

Rust/Corrosion on Central Water Components (Domestic Water)

The material condition of the equipment and/or associated piping

shows evidence of flaking, discoloration, pitting or crevices.

Severity Defined

Minor: N/A.

Major: Significant formations of metal oxides are visible or a

noticeable pit or crevice has developed.

Severe: Condition has rendered equipment and/or piping

inoperable.

Rust/Corrosion on Heater Chimney (Domestic Water)

The material condition of the water heater chimney shows

evidence of flaking, discoloration, pitting or crevices.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The water heater chimney shows evidence of flaking,

discoloration, pitting or crevices which may result in holes,

ultimately, allowing leaks of toxic gases from the chimney.

Water Supply Inoperable (Domestic Water)

Water is unavailable at unit or common area faucets.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Running water is unavailable within any area of the

building.

Blocked Access/Improper Storage (Electrical System)

The placing of any object that will delay or prevent access to

any panelboard or main power switch.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: One or more items are placed in front of the building

systems' electrical panel.

Burnt Breakers (Electrical System)

Breakers having carbon on the plastic body, or plastic body is

melted and scarred.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any signs of carbon residue or breaker is melted and/or

has arcing scars.

Evidence of Leaks/Corrosion (Electrical System)

Liquid stains, rust marks or other signs of corrosion are found

on electrical enclosures or hardware.

Note: Do not address surface rust if it does not affect the

condition of the electrical enclosure.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any corrosion that affects the condition of the current

carrying components. Stains and/or rust on the interior of

electrical enclosures or evidence of water leaks are present in the

enclosure or hardware.

Frayed Wiring (Electrical System)

Insulation may be frayed, stripped, or removed resulting in a

potentially dangerous condition.

Note: This does not include any wires not intended to be

insulated, such as grounding wires.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Nicks, abrasions or fraying of the insulation.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards.'')

Missing Breakers (Electrical System)

An open circuit breaker position in a panel-board, main panel

board or other electrical box containing circuit breakers; not

appropriately blanked-off.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Open breaker port.

Missing Covers (Electrical System)

Missing covers on any electrical device box, panel box, switch

gear box, control panel, etc., where visible electrical connections

are exposed.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Cover is missing resulting in exposed visible electrical

connections.

Not Operable (Elevators)

Elevator will not ascend or descend. Door will not open or

close. Door opens without cab being present.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any elevator that is either inoperable or doors open

without cab present.

Auxiliary Lighting Inoperable (Emergency Power)

Emergency lighting which provides illumination during periods of

power outage.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Auxiliary lighting does not function.

Severity Defined

Minor: N/A.

Major: Current records (within the last 12 months) are lost but

old records demonstrate proper use.

Severe: No records are available.

Roof Exhaust Fans Inoperable (Exhaust System)

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

inoperable.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Roof exhaust fan unit is inoperable.

Missing Sprinkler Head (Fire Protection)

Any sprinkler head connected to the central fire protection

system is missing, visibly disabled, blocked, and/or capped.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any sprinkler head is missing, visibly disabled,

blocked, and/or capped.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Missing/Damaged/Expired Extinguishers (Fire Protection)

A portable fire extinguisher is not in its proper location, is

damaged or the extinguisher certification has expired.

Note: This includes fire hoses in fire cabinets.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Missing or damaged extinguisher, or expired extinguisher

certificate is observed.

[[Page 33683]]

Boiler/Pump Leaks (HVAC)

Escaping of water/steam from unit casing or system piping.

Note: This does not include fuel supply leaks. See Building

Systems--HVAC fuel supply leaks. Also, don't include steam escaping

from pressure relief valves.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Visible leak is observed.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Include but not limited to ``Hazards.'')

Fuel Supply Leaks (HVAC)

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

fuel line.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any leakage of fuel from the supply tank or piping.

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

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

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any misalignment which causes improper or dangerous

venting of gases.

General Rust/Corrosion (HVAC)

The material condition of the equipment and/or associated

piping/ducting shows evidence of flaking, discoloration, pitting or

crevices.

Severity Defined

Minor: N/A.

Major: Significant formations of metal oxides are visible or a

noticeable pit or crevice has developed.

Severe: Condition has rendered equipment and/or piping

inoperable.

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

Any visible leaks in sanitary system components or visibly

clogged drains.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Visible active leaks are observed within or around the

system components. Standing water, puddles, or ponding have occurred

which is indicative of leaks or clogged drains.

Missing Drain/Cleanout/Manhole Covers (Sanitary System)

The protective covers are not present.

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

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Cover is missing.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Include but is not limited to ``Air Quality'',

``Hazards.'')

Common Areas Inspectable Items

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

Basement/Garage/Carport

Closet/Utility/Mechanical

Community Room

Day Care

Halls/Corridors/Stairs

Kitchen

Laundry Room

Lobby

Office

Other Community Spaces

Patio/Porch/Balcony

Pools and Related Structures

Restrooms/Pool Structures

Storage

Trash Collection Areas

Basement/Garage/Carport (Common Areas)

Basement: the lowest habitable story of a building, usually

below ground level. Garage: a building or wing of a building in

which to park a car. Carport: a roof projecting from the side of a

building or free standing, used to shelter an automobile.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Closet/Utility/Mechanical (Common Areas)

An enclosed room or closet housing machines and/or equipment

that service the building.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Community Room (Common Areas)

Meeting place used by members of a community for social,

cultural, or recreational purposes.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Outlets/Switches

Smoke Detector

Stairs/Hand Railings

Walls Damaged

Lighting Damaged/Inoperable

Windows Damaged

Day Care (Common Area)

Place that provides daytime supervision, training, and medical

services for preschool children or for the elderly.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Halls/Corridors/Stairs (Common Areas)

Passageway in a building, which organizes its rooms, apartments

and staircases.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Damaged

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Graffiti

Mailboxes Damaged

Kitchen (Common Areas)

A place where food is cooked or prepared. The facilities and

equipment used in preparing and serving food.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

Kitchen

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Laundry Room (Common Areas)

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

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Laundry Room

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Lobby (Common Area)

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

building.

This inspectable item can have the following deficiencies:

[[Page 33684]]

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Office (Common Areas)

Place in which business, professional, or clerical activities

are conducted. This inspectable item can have the following

deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Other Community Spaces (Common Areas)

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Patio/Porch/Balcony (Common Areas)

Covered entrance to a building, usually with a separate roof or

a recreation area that adjoins a unit.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Patio/Porch/Balcony

Stairs/Hand Railings Damaged

Walls Damage

Windows Damaged

Pools and Related Structures (Common Areas)

Swimming pools and related structures including fencing, etc.

This inspectable item can have the following deficiencies: Pool

and Related Structures--Damaged/Not Operational.

Restrooms/Pool Structures (Common Area)

A room equipped with a water closet or toilet, tub and/or

shower, sink, cabinet(s) and/or closet. This includes locker rooms

or bathhouses associated with swimming pools.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Restrooms

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Storage (Common Areas)

A room in which items are kept for future use.

This inspectable item can have the following deficiencies:

Ceiling Damaged

Doors Damaged

Floors Damaged

HVAC System Inoperable

Lighting Damaged/Inoperable

Outlets/Switches Damaged

Smoke Detector Inoperable

Stairs/Hand Railings Damaged

Walls Damaged

Windows Damaged

Trash Collection Areas (Common Areas)

Collection areas for trash/garbage common pick-up.

This inspectable item can have the following deficiencies: Trash

Collection Areas.

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

The placing of any object that will delay or prevent access to

any panelboard or main power switch.

Severity Defined

Minor: N/A.

Major: N/A

Severe: One or more items are placed in front of the unit's

electrical panel, impeding accessibility in time of an emergency.

Electrical--Burnt Breakers (Common Areas)

Breakers having carbon on the plastic body, or plastic body is

melted or scarred.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any signs of carbon residue or breaker is melted and/or

has arcing scars.

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

Liquid stains, rust marks or other signs of corrosion are found

on electrical enclosures or hardware.

Note: Do not address surface rust if it does not affect the

condition of the electrical enclosure.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any corrosion that affects the condition of the current

carrying components. Stains and/or rust on the interior of

electrical enclosures or evidence of water leaks are present in the

enclosure or hardware.

Electrical--Frayed Wiring (Common Areas)

Insulation may be frayed, stripped, or removed resulting in a

potentially dangerous condition.

Note: This does not include any wires not intended to be

insulated, such as grounding wires.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Nicks, abrasions or fraying of the insulation.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards.'')

Electrical--Missing Breakers (Common Areas)

An open circuit breaker position in a panel-board, main panel

board or other electrical box containing circuit breakers; not

appropriately blanked-off.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Open breaker port.

Electrical--Missing Covers (Common Areas)

Missing covers on any electrical device box, panel box, switch

gear box, control panel, etc., where visible electrical connections

are exposed.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Cover is missing resulting in exposed visible electrical

connections.

Ceiling--Bulging/Buckling (Common Areas)

Ceiling has bowed, deflected, is sagging, or has deviated from

original horizontal alignment.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Bulging, buckling, or sagging is observed.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

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

Punctures in the ceiling surface. May or may not penetrate

completely. Panels or tiles may be missing or damaged.

Severity Defined

Minor: Small holes or missing tile/panel found in a ceiling,

visually estimated at no larger than a sheet of paper (8\1/2\ x 11

inches). Hole does not fully penetrate into the area above (cannot

see through it).

Major: A hole or missing tile/panel is found which is visually

estimated to be larger than a sheet of paper (8\1/2\ x 11 inches)

but does not fully penetrate into the area above (cannot see through

it).

OR

A crack greater than \1/8\'' wide and a minimum of 11'' long.

Severe: Any hole is found which fully penetrates into the area

above (can see through the hole to upper space).

[[Page 33685]]

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Hazards.'')

Ceiling--Needs Paint (Common Areas)

Paint is peeling, cracking, flaking, otherwise deteriorated, or

surface is not painted.

Severity Defined

Minor: Area affected is less than 4 square feet.

Major: Area affected is greater than 4 square feet.

Severe: N/A.

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

Visible evidence of water infiltration, mold, or mildew exists.

Damage such as saturation or surface failure may have occurred.

Severity Defined

Minor: For a single ceiling, visible indication of a leak, mold,

or mildew, such as a darkened area, exists over a small area (less

than 4 sq. ft.). Water may or may not be evident. Visual

observations estimate that less than 10% of the ceiling surface area

is affected.

Major: For a single ceiling, visible indication of a leak mold

or mildew, such as a darkened area, exists over a large area (more

than 4 sq. ft.). Water may or may not be evident.

OR

Visual observations estimate that 10% to 50% of the ceiling area

has minor damage.

Severe: Visual observations estimate that a large portion (50%

of its surface area) of one ceiling has been exposed to substantial

saturation or damage due to water, mold, or mildew. Visible cracks,

moist areas, mold, or mildew are evident. The ceiling surface may

have failed.

OR

Cases where visual observations estimate that more than 50% of

the ceiling area shows minor defined signs of damage, stains, mold,

or mildew.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Air Quality.'')

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

The glass and/or compound/structure to support and hold glass or

other materials within a frame are missing or broken.

Severity Defined

Minor: For one or more doors, glazing is inadequate to secure

glass, but door is usable and presents no immediate security risk.

Major: N/A.

Severe: For at least one door, the operation, function, or

security of the door is destroyed by the missing or broken glazing

and/or glass. One door in this condition is sufficient to classify

the door system as severe.

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

Damage in the door surface that may affect either the surface

protection or the strength of the door, or it may compromise

building security or privacy. Includes holes, peeling/cracking/no

paint, or significant rust.

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

Severity Defined

Minor: Any one door has either: small holes (less than \1/4\

inch in diameter); cracking/peeling paint; and/or the door or its

components are rusting.

Major: If more than one door has minor surface damage as defined

above.

OR

Any single door that has a hole or holes ranging in size from

\1/4\ inch up to 1 inch diameter.

Severe: Any single door has a hole or holes larger than 1 inch

in diameter or significant peeling/cracking/no paint or rust that

affects the integrity of the door surface.

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

The frame, header, jamb, threshold, lintels, or trim, is visibly

warped, split, cracked, or broken in some manner.

Severity Defined

Minor: A single door's frame/threshold/lintel and/or trim is

damaged but does not hinder door operation. The damaged door frame

does not prevent door from being locked.

Major: More than one door has the minor damage defined above.

Severe: At least one door is rendered inoperable and/or

unlockable due to damage to the door's frame/threshold/lintel and/or

trim.

OR

Minor damage as defined above affects a restroom, entry, or fire

door.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Hazards.'')

Doors--Damaged Hardware/Locks (Common Areas)

The attachments to a door to provide hinging, hanging, opening,

closing, or security are damaged or missing. Includes locks, panic

hardware, overhead door tracks, springs and pulleys, sliding door

tracks and hangers, and door closures.

Severity Defined

Minor: A single door's hardware, as defined above, is damaged

but does not hinder current door operation. The door functions, is

lockable, and the door's panic hardware is operable.

Major: More than one door has minor damaged hardware as defined

above.

Severe: A single door is rendered inoperable and/or unlockable

due to damage to the door's hardware.

OR

Minor damaged as defined above affects a restroom, entry or fire

door.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Doors--Deteriorated/Missing Seals (Common Areas)

The seals and stripping around the door(s) designed to provide

fire resistance are damaged or missing.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: For a single door the seals are missing. Seals are

damaged to the point that they no longer serve the intended purpose.

Doors--Missing Door (Common Areas)

Door is absent.

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

Severity Defined

Minor: The missing door is not a restroom, entry, or fire door.

Major: Missing doors are not an entry, restroom, or fire door.

They present no hazard and visual observation shows two doors or up

to 50% of the doors are missing.

Severe: The missing door is a restroom, entry, or fire door.

OR

Visual observation estimates more than 50% of the doors are

missing.

Comments

Severe: If condition is a health and safety concern it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Floors--Bulging/Buckling (Common Areas)

Floor has bowed, deflected, is sagging, or has deviated from

original horizontal alignment.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Bulging, buckling, or sagging is observed.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Floors--Floor Covering Damaged (Common Areas)

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

covering.

Severity Defined

Minor: For a single floor, floor covering may have stains,

surface burns, shallow cuts, small holes, tears, loose areas or

exposed seams. The covering is fully functional. Visual observation

estimates that less than 10% of the floor area is affected. Does not

present a safety hazard.

Having minor damage as described above are affected. Visual

observations estimate that 10% to 50% of the floors are affected.

Severe: For a single floor, large sections of the covering are

damaged estimated at more than 50% of the floor area.

OR

Floor covering damage that exposes the underlying material.

[[Page 33686]]

OR

Covering that has failed in most traffic areas.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Floors--Missing Flooring (Common Areas)

Flooring such terrazzo, hardwood, ceramic tile or other flooring

material is missing.

Severity Defined

Minor: For a single floor small holes in areas of the floor

surface. Visual observations estimate less than 10% of the floors

surveyed are affected. No safety problems exist due to this

condition.

Major: Visual observations estimate 10% to 50% of the floors

have minor holes/damage. No safety problem exists due to this

condition.

Severe: Visual observations estimate more than 50% of the floors

are affected by minor holes/damage; or the holes are sufficient for

safety to be compromised. One concern involving compromised safety

is sufficient to classify the floor system as severe.

Floors--Needs Paint (Common Areas)

For floors that are painted, paint is peeling, cracking,

flaking, or otherwise deteriorated.

Note: This applies to any painted floor surface, typically

concrete.

Severity Defined

Minor: For a single floor, a peeling condition exists. Up to or

less than 50% of the floor is affected.

Major: For a single floor, a peeling condition exists. More than

50% of the floor is affected.

Severe: N/A.

Floors--Rot/Deteriorated Subfloor (Common Areas)

Subfloor has decayed or is decaying.

Severity Defined

Minor: N/A.

Major: Condition is slightly noticeable. Small areas of rot or

spongy flooring are found. Inspection observations estimate less

than 10% of the floors are affected.

Severe: Large areas of rot are readily visible. Application of

weight causes noticeable deflection. Inspection observations

estimate more than 10% of floors are affected.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

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

Visible evidence of water infiltration, mold, or mildew exists.

Damage such as saturation or surface failure may have occurred.

Severity Defined

Minor: N/A.

Major: Visible indication of a water stain, mold, or mildew,

such as darkened area, exists over a small area (4 sq. ft. or less).

Water may or may not be evident.

Severe: Visual observations estimate that a large portion of

floor has been exposed to substantial saturation or damage due to

water, mold, or mildew. Visible cracks, mold, moist areas and

flaking are evident. The floor surface may have failed.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Air Quality,''

``Hazards.'')

Lighting Damaged/Inoperable (Common Areas)

Lighting fixture is damaged, inoperable, or missing.

Severity Defined

Minor: N/A.

Major: The permanent lighting fixture is damaged, inoperable or

missing.

Severe: N/A.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards,'' ``Hazards.'')

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

The flush plate used to cover the opening surrounding a switch

or outlet is damaged or does not exist. Switch or outlet is missing.

Severity Defined

Minor: Outlet or switch has broken cover plate which does not

result in exposed wiring.

Major: N/A.

Severe: An outlet or switch is missing.

OR

A cover plate is missing or broken resulting in exposed wiring.

Smoke Detector--Missing/Inoperable (Common Areas)

Smoke detector will not activate, or is missing.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: A single missing or inoperable smoke detector is severe.

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

The hand rail is damaged or non-existent.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The hand-rail for four or more stairs is completely

missing or damaged, loose or otherwise unusable.

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

The horizontal tread or stair surface is damaged or non-

existent.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Step is broken, damaged or missing.

Mailbox Missing/Damaged (Halls/Corridors/Stairs)

Mailbox does not function properly due to deterioration, damage,

or is absent.

Severity Defined

Minor: Mailbox is damaged, vandalized, or deteriorated, but

functional.

Major: N/A.

Severe: Mailbox is damaged, vandalized, or deteriorated, and as

a result, is not functional.

OR

Mailbox is missing.

Graffiti (Halls/Corridors/Stairs)

Visual observation of a crude, (not recognizable as an art

form), inscription or drawing scratched, painted or sprayed on a

building surface, retaining wall, or fence so as to be seen by the

public.

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

graffiti.

Severity Defined

Minor: Visual graffiti observed in at least one location/area.

Major: Graffiti observed in 2-5 locations/areas.

Severe: Graffiti observed in 6 or more locations/areas.

Walls--Bulging/Buckling (Common Areas)

Wall has bowed, deflected, sagged or has deviated from original

vertical alignment.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Bulging/Buckling or sagging is observed.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Walls--Damaged/Deteriorated Trim (Common Areas)

Cove molding, chair rail, base molding or other decorative trim

is damaged or has decayed.

Severity Defined

Minor: Small areas of deterioration in the trim surfaces. Visual

observations estimate that less than 10% of the wall area surveyed

is affected.

Major: Large areas of deterioration in the trim surfaces. Visual

observation estimate that 10% to 50% in any of the wall area

surveyed is affected.

Severe: Significant areas of deterioration in the wall surfaces.

Visual observations estimate that more than 50% of the wall area

surveyed is affected.

Walls--Damaged (Common Areas)

Punctures in the wall surface. May or may not penetrate

completely. Panels or tiles may be missing or damaged. Does not

include small holes created by hanging pictures, etc.

Severity Defined

Minor: A hole missing tile/panel, or other damage found in a

wall, visually estimated at no larger than 8\1/2\ x 11 inches. Hole

does

[[Page 33687]]

not fully penetrate into the adjoining room (cannot see through it).

Major: A hole missing tile/panel or other damage wall that is

larger than a sheet of paper (8\1/2\ x 11).

OR

A crack greater than \1/8\'' in wide and a minimum of 11'' long.

Severe: A hole of any size is found in one or more walls which

fully penetrates into an adjoining room (can see through the hole).

OR

Two or more walls have major holes.

Walls--Needs Paint (Common Areas)

Paint is peeling, cracking, flaking, otherwise deteriorated.

Severity Defined

Minor: Area affected is less than 4 square feet.

Major: Area affected is greater than 4 square feet.

Severe: N/A.

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

Walls are not watertight. Visible evidence of water

infiltration, mold, or mildew exists. Damage such as saturation or

surface failure may have occurred.

Severity Defined

Minor: For a single wall, visible indication of a leak, mold, or

mildew, such as darkened area, exists over a small area. (less than

4 sq. ft. by visual estimate). Water may or may not be evident.

Major: For a single wall, visible indication of a leak exists

over a large area (visually estimated at more than 4 sq. ft.). Water

is probably evident.

Major: Visual observation estimates that a large portion (more

than 50% of the surface) of one or more walls have been exposed to

substantial saturation or damage due to water, mold, or mildew.

Visible cracks, moisture area, mold and flaking are evident. The

wall surface may have failed. One occurrence of this condition is

sufficient to classify the wall system as severe.

OR

Visual observations estimate that more than 50% of the wall

surface in any one area shows signs of water damage, stains, mold,

or mildew.

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

Glass or pane is cracked, broken or missing.

Severity Defined

Minor: Cracked window pane is observed.

Major: N/A.

Severe: Glass pane is broken or missing.

Windows--Damaged Window Sill (Common Areas)

The horizontal member of the window that bears the upright

portion of the frame is damaged.

Severity Defined

Minor: Sill is damaged but still present. The inside of the

surrounding wall is not exposed. No impact to window operation or

weather tightness is visually apparent.

Major: Sill is missing or damaged enough to expose the inside of

the surrounding walls and/or compromise its weather tightness.

Severe: N/A.

Windows--Security Bars Prevent Egress (Common Areas)

Security bars are damaged, constructed or installed such that

egress is severely limited or impossible.

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

egress.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The ability to exit through the window is limited by

security bars that do not function properly and, therefore, pose

safety risks.

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

The exhaust system on a gas fired unit is misaligned.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any misalignment which causes improper or dangerous

venting of gases.

HVAC--Inoperable (Common Areas)

The heating, cooling, or ventilation system is inoperable.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The HVAC does not function, providing neither necessary

heating or cooling as designed. System does not respond when the

controls are engaged.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

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

The HVAC distribution components, including fans, are the source

of abnormal noise, unusual vibration, or leaks.

Severity Defined

Minor: N/A.

Major: The HVAC system exhibits or shows signs of abnormal

vibration, other noise or leaks when engaged. The condition does not

prevent the system from providing heating or cooling sufficient to

maintain a minimum temperature range in the major living areas of

the unit.

Severe: N/A.

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

Radiator cover is missing, damaged or inoperable.

Severity Defined

Minor: N/A.

Major: Radiator is damaged, impeding proper heating and cooling,

but not creating any type of safety hazard.

Severe: Radiator is missing, damaged or substantially not

installed to burn, fan or other potentially serious hazards.

HVAC--Rusted/Corroded (Common Areas)

The material condition of the equipment and/or associated

piping/ducting shows evidence of flaking, discoloration or pitting.

Severity Defined

Minor: N/A.

Major: Significant formations of metal oxides are visible or a

noticeable pit or crevice has developed.

Severe: Condition has rendered equipment and/or piping

inoperable.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Call-for-Aid Inoperable (Common Areas)

Call-for-Aid is inoperable.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: System does not function as intended.

Countertops--Missing/Damaged (Common Areas)

A flat work surface in a kitchen often integral to lower cabinet

space is missing or deteriorated.

Severity Defined

Minor: Counter-top surface is discolored; materials have begun

to separate or minor scratching and chipping is present.

Major: Surface shows advanced stage of deterioration and/or

scratching, chipping.

Severe: Countertop working surface is missing or deteriorated

and/or damaged and does not provide a sanitary surface to prepare

food.

Cabinets--Missing/Damaged (Common Areas)

A case, box or piece of furniture with sets of drawers or

shelves, with doors, primarily used for storage, mounted on walls or

mounted on floors.

Severity Defined

Minor: Cabinet is discolored; materials have begun to separate

or minor scratching and chipping is present. Cabinet assembly is

present; up to two cabinets may be only marginally functional.

Major: Several (up to 50%) cabinets are either missing, damaged,

or lacking adequate doors and/or shelves.

Severe: A significant number (more than 50%) of cabinets are

either missing, damaged, or lacking adequate doors and/or shelves.

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

Community Spaces)

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

Severity Defined

Minor: N/A.

Major: The dishwasher or garbage disposal does not work.

[[Page 33688]]

Severe: N/A.

Exhaust Systems--Excessive Grease/Inoperable (Kitchen)

Failure of apparatus to draw cooking exhaust.

Severity Defined

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

Major: N/A.

Severe: Exhaust fan is inoperable or flue may be completely

blocked based on visual estimation.

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

GFI is present and inoperable.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: GFI is present and is found inoperable.

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

Fencing surrounding the swimming pool was observed to be

damaged.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any damage that compromises the integrity of the fence.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Hazards.'')

Pool--Not Operational (Pools and Related Structures)

Pool was not in operation during the inspection.

Note: If not operational due to seasonal changes the observation

should still be recorded that the pool was not in operation.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Pool was observed not to be operational.

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

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

Severity Defined

Minor: Presence of extensive discoloration and/or cracks in the

basin. Sink is still usable.

Major: N/A.

Severe: Absence or failure of the sink and/or associated

hardware. Sink is unusable.

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

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

Severity Defined

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

Sink is usable.

Major: N/A.

Severe: Drain is completely clogged or has suffered extensive

deterioration. Sink is not usable.

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

Sink faucet or piping leaks.

Severity Defined

Minor: Leak or drip that is contained by basin. Faucet is

usable.

Major: N/A.

Severe: Faucet leak and surrounding area is adversely affected.

OR

Piping leaks and surrounding area is adversely affected.

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

Unit is absent or damaged.

Severity Defined

Minor: Unit's surface is dented, chipped or scratched. Operation

of doors or drawers is impeded but stove is operational. Burner is

misaligned and flame is not distributed equally. Pilot light is out

on one or more burners.

Major: N/A.

Severe: The unit is missing, or any burners and/or oven is

inoperable.

Refrigerator--Missing/Damaged/Inoperable (Kitchen)

The refrigerator does not perform adequately.

Severity Defined

Minor: Refrigerator has excessive accumulation of ice.

OR

Seals around doors are deteriorated.

OR

Operation of doors or drawers is impeded but refrigerator is

operational.

Major: N/A.

Severe: Refrigerator is missing or does not cool at all.

Sink--Damaged/Missing (Kitchen)

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

Severity Defined

Minor: Presence of extensive discoloration and/or cracks in the

basin. Sink & hardware are still usable for food preparation.

Major: N/A.

Severe: Sink or hardware is missing or is totally unusable for

food preparation.

Dryer Vent Missing/Damaged/Inoperable (Laundry Room)

Inadequate means is available to vent accumulated heat to

outside.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Dryer vent is missing or is visually determined to be

inoperable (blocked). Dryer exhaust is not effectively vented to the

outside.

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

Baluster or side railing on this exterior improvement is loose,

damaged or inoperable, limiting the safe use of this area.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The baluster and/or side rails enclosing this area are

loose, damaged or missing, impeding the safe use of this area.

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

Damaged or missing cabinets, vanity tops, drawers, shelves, and

doors to include medicine cabinets and vanities.

Severity Defined

Minor: One or more cabinets/vanities have missing and/or damaged

shelves, vanity tops, drawers, and/or doors, but all cabinets are

fully usable.

Major: N/A.

Severe: One or more cabinets are missing or are not usable for

storage due to their poor condition.

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

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

Minor: N/A.

Major: Presence of extensive discoloration and/or cracks in the

basin. Shower/tub is usable.

Severe: Absence or failure of the shower, tub, faucets or drains

and/or associated hardware. Shower or tub are unusable for any

reason.

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

Failure of apparatus to exhaust air.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Exhaust fan is inoperable or restroom window cannot be

opened.

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

Structures)

Water closet/toilet is damaged or non-existent.

Severity Defined

Minor: N/A.

Major: Fixture elements, such as but not limited to the seat,

the flush handle, the cover, etc., are missing or damaged.

Severe: Fractured or broken bowl will not retain water. Fixture

may not exist or a hazardous condition exists. Absence of all

flushing ability due to obstruction or other defect.

Chutes Damaged/Missing Components (Trash Collection Areas)

Structure that is utilized to direct garbage into the

appropriate storage container. Components include but are not

limited to the chute, the chute door.

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

Severity Defined

Minor: N/A.

Major: Substantially reduced capacity to dispose of refuse.

Severe: Broken or inadequate collection structure causes garbage

to backup into chutes. Compactors or components have failed.

Unit Inspectable Items

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

[[Page 33689]]

Bathroom

Call-for-Aid

Ceiling

Doors

Electrical System

Floors

Hot Water Heater

HVAC System

Kitchen

Lighting

Outlets/Switches

Patio/Porch/Balcony

Smoke Detector

Stairs

Walls

Windows

Call-for-Aid (Unit)

System to summon help. May be visual, audible, or both. May be

activated manually or automatically when pre-programmed conditions

are met.

This inspectable item can have the following deficiency:

Inoperable

Ceiling (Unit)

The visible overhead structure lining the inside of a room or

area.

This inspectable item can have the following deficiencies:

Bulging/Buckling

Holes/Missing Tiles/Panels

Needs Paint

Water Stains/Water Damage/Mold/Mildew

Doors (Unit)

Means of access to the interior of a unit, room within the unit,

or closet. Doors provide privacy and security, control passage,

provide fire and weather resistance.

This inspectable item can have the following deficiencies:

Damaged Surface Holes/Paint/Rusting

Damaged Frames/Threshold/Lintels/Trim

Damaged Hardware/Locks

Damaged/Missing Screen/Storm/Security Door

Deteriorated/Missing Seals (Entry Only)

Missing Door

Electrical System (Unit)

Portion of the building system that safely provides electrical

power throughout the building. Includes equipment that provides

control, protection, metering, and service.

This inspectable item can have the following deficiency:

Blocked Access to Electric Panel

Burnt Breakers

Evidence of Leaks Corrosion

Frayed Wiring

GFI Inoperable

Missing Breakers

Missing Covers

Floors (Unit)

The visible horizontal surface system within a room or area

underfoot; the horizontal division between two stories of a

structure.

This inspectable item can have the following deficiencies:

Bulging/Buckling Floor

Covering Damage

Missing Flooring

Needs Paint

Rot/Deteriorated Subfloor

Water Stains/Water Damage/Mold/Mildew

Hot Water Heater (Unit)

This inspectable item can have the following deficiencies:

Gas Fired Unit--Missing/Misaligned Chimney

Inoperable Unit/Components

Leaking Valves/Tanks/Pipes

Pressure Relief Valve Missing

Rust/Corrosion

HVAC System (Unit)

System to provide heating, cooling and ventilation to the unit.

This does not include building heating or cooling system

deficiencies such as boilers, chillers, circulating pumps,

distribution lines, fuel supply, etc., OR occupant owned or supplied

heating sources.

This inspectable item can have the following deficiencies:

Inoperable

Noisy/Vibrating/Leaking

Rust/Corrosion

Gas Fired Unit--Missing/Misaligned Chimney

Convection/Radiant Heat System/Covers Missing/Damaged

Kitchen (Unit)

A place where food is cooked or prepared. The facilities and

equipment used in preparing and serving food.

This inspectable item can have the following deficiencies:

Cabinets--Missing/Damaged

Plumbing--Clogged Drains

Plumbing--Leaking Faucets/Pipes

Range/Stove--Missing/Damaged/Inoperable

Refrigerator--Missing/Damaged/Inoperable

Dishwasher/Garbage Disposal--Inoperable

Range Hoods/Exhaust Fans--Excessive Grease/Inoperable

Countertops--Missing/Damaged

Sink--Missing/Damaged

Lighting (Unit)

System to provide illumination to a room or area. Includes

fixtures, lamps, and supporting accessories. This inspectable item

can have the following deficiencies:

Missing/Inoperable Fixture

Outlets/Switches (Unit)

The receptacle connected to a power supply or method to control

the flow of electricity. Includes two and three prong outlets,

ground fault interrupters, pull cords, two & three pole switches,

and dimmer switches.

This inspectable item can have the following deficiencies:

Missing

Missing/Broken Cover Plates

Patio/Porch/Balcony (Unit)

Adjoining patio, porch, or balcony.

This inspectable item can have the following deficiency:

Baluster/Side Railings Damaged

Smoke Detector (Unit)

Sensor to detect the presence of smoke and activate an alarm.

May be battery operated or hard-wired to electrical system. May

provide visual signal, audible signal, or both. Smoke detector must

be located on every floor.

This inspectable item can have the following deficiencies:

Missing/Inoperable

Stairs (Unit)

Series of 4 or more steps or flights of steps joined by landings

connecting levels of a unit. Includes supports, frame, treads,

handrails.

This inspectable item can have the following deficiencies:

Broken/Missing Hand Railing

Broken/Damaged/Missing Steps

Walls (Unit)

The enclosure of the unit and rooms. Materials for construction

include concrete, masonry block, brick, wood, glass block, plaster,

sheet-rock. Surface finish materials include paint, wall-coverings.

This inspectable item can have the following deficiencies:

Bulging/Buckling

Damaged

Damaged/Deteriorated Trim

Needs Paint

Water Stains/Water Damage/Mold/Mildew

Windows (Unit)

Window systems provide light, security, and exclusion of

exterior noise, dust, heat, and cold. Frame materials include wood,

aluminum, and vinyl.

This inspectable item can have the following deficiencies:

Cracked/Broken/Missing Panes

Damaged Window Sill

Deteriorated/Missing Caulking/Seals

Inoperable/Not Lockable

Peeling/Needs Paint

Security Bars Prevent Egress

Bathroom Cabinets--Damaged/Missing (Bathroom)

Damaged or missing cabinets, vanity tops, drawers, shelves, and

doors. Includes medicine cabinets and vanities.

Severity Defined

Minor: Cabinet or vanity has missing and/or damaged shelves,

vanity tops, drawers, and/or doors, but is fully usable.

Major: N/A.

Severe: Cabinet is missing or is not usable for storage due to

its poor condition.

Lavatory Sink--Damaged/Missing (Bathroom)

Basin (sink) that shows signs of deterioration, distress, and/or

is non-existent.

Severity Defined

Minor: Presence of extensive discoloration and/or cracks in the

basin. Sink is still usable.

Major: N/A.

Severe: Absence or failure of the sink and/or associated

hardware. Sink is unusable.

Plumbing--Clogged Drains (Bathroom)

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

[[Page 33690]]

Severity Defined

Minor: Water does not drain freely when stopper is disengaged;

however, sink or tub is usable.

Major: N/A.

Severe: Drain is completely clogged or has suffered extensive

deterioration. Sink or tub is not usable.

Plumbing--Leaking Faucet/Pipes (Bathroom)

Basin, shower, water closet, or tub faucet and/or associated

pipes leak water.

Severity Defined

Minor: Leak or drip that is contained by basin. Plumbing fixture

is usable.

Major: N/A.

Severe: Leak is steady and surrounding area is adversely

affected.

OR

Piping leaks and surrounding area is adversely affected.

Shower/Tub--Damaged/Missing (Bathroom)

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

Note: This does not include Leaks.

Severity Defined

Minor: N/A.

Major: Presence of extensive discoloration and/or cracks in the

basin. Shower/Tub is usable.

Severe: Absence or failure of the shower, tub, faucets or drains

and/or associated hardware. Shower or tub is unusable for any

reason.

Ventilation/Exhaust System--Inoperable (Bathroom)

Failure of apparatus to exhaust air.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Exhaust fan is inoperable or bathroom window cannot be

opened.

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

Water closet/toilet is damaged or non-existent.

Severity Defined

Minor: N/A.

Major: Fixture elements, such as but not limited to the seat,

the flush handle, the cover etc., are missing or damaged.

OR

Toilet runs constantly.

Severe: Fractured or broken bowl will not retain water. Fixture

may not exist or a hazardous condition exists. Absence of all

flushing ability due to obstruction or other defect.

Inoperable (Call-for-Aid)

The system does not function.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: System does not function as intended.

Bulging/Buckling (Ceiling)

Ceiling has bowed, deflected, is sagging, or has deviated from

original horizontal alignment.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Bulging, bucking or sagging is observed.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Holes/Missing Tiles/Panels (Ceiling)

Punctures in the ceiling surface. May or may not penetrate

completely. Panels or tiles may be missing or damaged.

Severity Defined

Minor: Small holes or missing tile/panel found in a ceiling,

visually estimated at no larger than a sheet of paper (8\1/2\ x 11

inches). Hole does not fully penetrate into the area above (cannot

see through it).

Major: A hole or missing tile/panel is found which is visually

estimated to be larger than a sheet of paper (8\1/2\ x 11 inches)

but does not fully penetrate into the area above (cannot see through

it).

OR

A crack greater than \1/8\'' wide and a minimum of 11'' long.

Severe: Any hole is found which fully penetrates into the area

above (can see through the hole to upper space).

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Hazards.'')

Needs Paint (Ceiling)

Paint is peeling, cracking, flaking, otherwise deteriorated, or

surface is not painted.

Severity Defined

Minor: Area affected is less than 4 square feet.

Major: Area affected is greater than 4 square feet.

Severe: N/A.

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

Visible evidence of water infiltration, mold, or mildew exists.

Damage such as saturation or surface failure may have occurred.

Severity Defined

Minor: For a single ceiling, visible indication of a leak, mold,

or mildew, such as a darkened area, exists over a small area (less

than 4 sq. ft.). Water may or may not be evident. Visual

observations estimate that less than 10% of the ceiling surface area

is affected.

Major: For a single ceiling, visible indication of a leak mold

or mildew, such as a darkened area, exists over a large area (more

than 4 sq. ft.). Water may or may not be evident.

OR

Visual observations estimate that 10% to 50% of the ceiling area

has minor damage.

Severe: Visual observations estimate that a large portion (50%

of its surface area) of one ceiling has been exposed to substantial

saturation or damage due to water, mold, or mildew. Visible cracks,

moist areas, mold, or mildew are evident. The ceiling surface may

have failed.

OR

Cases where visual observations estimate that more than 50% of

the ceiling area shows minor defined signs of damage, stains, mold,

or mildew.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Air Quality.'')

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

Damage in the door surface that may affect either the surface

protection or the strength of the door, or it may compromise

building security or privacy. Includes holes, peeling/cracking/no

paint, or significant rust.

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

Severity Defined

Minor: Any one door has either: small holes (less than \1/4\

inch in diameter); cracking/peeling paint; and/or the door or its

components are rusting.

Major: If more than one building exterior door has minor surface

damage as defined above.

OR

Any single unit door except bathroom/bedroom and/or entry doors,

has a hole or holes ranging in size from \1/4\ inch up to 1 inch

diameter.

Severe: If any unit door has a hole or holes larger than 1 inch

in diameter, or significant peeling/cracking/no paint or rust that

affects the integrity of the door surface.

OR

If bathroom, bedroom and/or entry door has either minor or major

damage as defined above.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

Damaged Frames/Threshold/Lintels/Trim (Doors)

The frame, header, jamb, threshold, lintels, or trim, is visibly

warped, split, cracked, or broken in some manner.

Severity Defined

Minor: A single door's frame/threshold/lintel and/or trim is

damaged but does not hinder door operation. The damaged door frame

does not prevent door from being locked.

Major: More than one door has the minor damage defined above.

Severe: At least one door is rendered inoperable and/or

unlockable due to damage to the door's frame/threshold/lintel and/or

trim.

Damaged Hardware/Locks (Doors)

The attachments to a door to provide hinging, hanging, opening,

closing, or security are damaged or missing. Includes locks, panic

hardware, overhead door tracks, springs and pulleys, sliding door

tracks and hangers, and door closures.

[[Page 33691]]

Severity Defined

Minor: A single door's hardware, as defined above, is damaged

but does not hinder current door operation. The door functions, is

lockable, and the door's panic hardware is operable.

Major: More than one door has minor damaged hardware as defined

above.

Severe: A single door is rendered inoperable and/or unlockable

due to damage to the door's hardware.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

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

Visible damage to surfaces including screens, glass, frames,

hardware, and door surface.

Severity Defined

Minor: One or more screen/storm doors has damage or is missing

screens/glass.

Major: One or more security doors has damage, but is still

operational and the security door still serves its design purpose.

Severe: A single security door is inoperable or missing.

(Missing only applies to those situations where a security door is

supposed to be present but is observed not to be there.)

Deteriorated/Missing Seals (Entry Only) (Doors)

The seals and stripping around the entry door(s) designed to

provide weather and fire resistance are damaged or missing.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: For a single entry door the seals are missing. Seals are

damaged to the point that they no longer serve the intended purpose.

Deteriorated/Missing Caulking/Seals (Windows)

The caulking or seal is missing, poorly installed, or

deteriorated.

Note: This also includes Thermopane or insulated windows that

have failed.

Severity Defined

Minor: Missing or deteriorated caulk or seals are observed. No

evidence of damage to window or surrounding structure exists.

Major: Missing or deteriorated caulk or seals are observed, with

some evidence of leaks or damage to the window or surrounding

structure visible.

OR

A Thermopane or insulated window has failed. (Typically

indicated by being fogged up.)

Severe: Missing or deteriorated caulk or seals are observed and

the window is not weather-tight. Evidence of leaks or damage to the

window or surrounding structure is readily apparent.

Missing Door (Door)

Door is absent.

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

Severity Defined

Minor: The missing door is not a bathroom, bedroom or entry

door.

Major: Missing doors are not an entry, bedroom, or bathroom.

They present no hazard and visual observation shows two doors or up

to 50% of the doors are missing.

Severe: The missing door is a bathroom, bedroom or entry door.

OR

Visual observation estimates more than 50% of the unit doors are

missing from areas other than the bathroom, bedroom, or entry door.

Blocked Access to Electric Panel (Electrical System)

The placing of any object that will delay or prevent the access

to any panelboard or main power switch in an emergency and cause a

fire hazard.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: One or more items are placed in front of the unit's

electrical panel, impeding accessibility in time of an emergency.

Burnt Breakers (Electrical System)

Breakers having carbon on the plastic body, or plastic body is

melted or scarred.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any signs of carbon residue or breaker is melted and/or

has arcing scars.

Evidence of Leaks/Corrosion (Electrical System)

Liquid stains, rust marks, or other signs of corrosion are found

on electrical enclosures or hardware.

Note: Do not address surface rust if it does not affect the

condition of the electrical enclosure.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any corrosion that affects the condition of the current

carrying components. Stains and/or rust on the interior of

electrical enclosures or evidence of water leaks are present in the

enclosure or hardware.

Frayed Wiring (Electrical System)

Insulation may be frayed, stripped, or removed resulting in a

potentially dangerous condition.

Note: This does not include any wires not intended to be

insulated, such as grounding wires.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Nicks, abrasions or fraying of the insulation.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Electrical

Hazards.'')

GFI--Inoperable (Electrical System)

GFI is present and inoperable.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: GFI is present and inoperable.

Comments

Severe: This creates a health and safety concern.

Missing Breakers (Electrical System)

An open circuit breaker position in a panel-board, main panel

board or other electrical box containing circuit breakers; not

appropriately blanked-off.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Open breaker port.

Missing Covers (Electrical System)

Missing covers on any electrical device box, panel box, switch

gear box, control panel, etc., where visible electrical connections

are exposed.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Cover is missing resulting in exposed visible electrical

connections.

Bulging/Buckling (Floors)

Floor has bowed, deflected, is sagging, or has deviated from

original horizontal alignment.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Bulging, buckling, or sagging is observed.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

Floor Covering Damage (Floors)

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

covering.

Severity Defined

Minor: Floor covering may have stains, surface burns, shallow

cuts, small holes or tears in non-traffic areas, loose areas,

exposed seams. The covering is fully functional. Visual observation

estimates that less than 10% of the floor area is affected. Does not

present a safety hazard.

Major: Floor covering may have burn marks, cuts, tears, holes,

or large sections of exposed seams exposing the underlying material.

The covering does not present a safety hazard. Visual observations

estimate that 10% to 50% of the floors are affected.

Severe: Large sections of the floor covering are damaged

estimated at more than 50% of the floor area.

OR

Floor covering damage that exposes the underlying material.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but not limited to ``Hazards.'')

[[Page 33692]]

Missing Flooring Tiles (Floors)

Flooring such as VCT, sheet vinyl, carpet or other flooring

material is missing.

Severity Defined

Minor: For a single floor small holes in areas of the floor

surface are missing. Visual observations estimate less than 10% of

the floors surveyed are affected. No safety problems exist due to

this condition.

Major: Visual observations estimate 10% to 50% of the floors

have missing flooring. No safety problem exists due to this

condition.

Severe: Visual observations estimate more than 50% of the floors

are affected missing flooring; or the missing flooring is sufficient

for safety to be compromised. One concern involving compromised

safety is sufficient to classify the floor system as severe.

Needs Paint (Floors)

For floors that are painted, paint is peeling, cracking,

flaking, or otherwise deteriorated.

Severity Defined

Minor: Area affected is less than 4 square feet.

Major: Area affected is greater than 4 square feet.

Severe: N/A.

Rot/Deteriorated Subfloor (Floors)

Subfloor has decayed or is decaying.

Severity Defined

Minor: N/A.

Major: Condition is slightly noticeable. Small areas of rot or

spongy flooring are found.

Severe: Large areas of rot are readily visible, application of

weight causes noticeable deflection.

Comments

Severe: Request an inspection by a structural engineer if doubt

about severity exists.

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

Visible evidence of water infiltration, mold, or mildew exists.

Damage such as saturation or surface failure may have occurred.

Severity Defined

Minor: N/A.

Major: Visible indication of a water stain, mold, or mildew,

such as darkened area, exists over a small area (4 sq. ft. or less).

Water may or may not be evident.

Severe: Visual observations estimate that a large portion (more

than 10%) of floor has been exposed to substantial saturation or

damage due to water, mold, or mildew. Visible cracks, mold, moist

areas and flaking are evident. The floor surface may have failed.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Air Quality'',

``Hazards.'')

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

The exhaust system on a gas or fired unit is misaligned.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any misalignment which causes improper or dangerous

venting of gases.

Inoperable Unit/Components (Hot Water Heater)

Hot water supply is unavailable due to system or system

component malfunction.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: After running for several minutes, water from the hot

water taps is not warmer than room temperature.

Leaking Valves/Tanks/Pipes (Hot Water Heater)

Water visibly leaking from any hot water system component.

Includes valve flanges, stems, bodies, or from any domestic hot

water tank or its piping.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Water is visibly leaking.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Electrical

Hazards.'')

Pressure Relief Valve Missing (Hot Water Heater)

Valve that regulates the temperature and pressure of the water

heater is missing.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: No pressure relief valve is present.

Rust/Corrosion (Hot Water Heater)

The material condition of the equipment and/or associated piping

shows evidence of flaking, discoloration, reduction in wall

thickness, pitting, or crevices.

Severity Defined

Minor: Patches of noticeable formations of metal oxides.

Major: Significant formations of metal oxides are visible and a

noticeable pit or crevice has developed.

Severe: Equipment and/or piping integrity has been compromised,

(e.g., leaks are visible).

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

The exhaust system on a gas or fired unit is misaligned.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Any misalignment which causes improper or dangerous

venting of gases.

Inoperable (HVAC)

The heating or cooling system is inoperable in the unit.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The HVAC in the unit does not function, providing

neither necessary heating or cooling as designed. System does not

respond when the unit controls are engaged.

Noisy/Vibrating/Leaking (HVAC)

The HVAC distribution components in the unit, including fans,

are the source of abnormal noise, unusual vibration, or leaks.

Severity Defined

Minor: N/A.

Major: The HVAC system in the unit exhibits or shows signs of

abnormal vibration, other noise or leaks when engaged. The condition

does not prevent the system from providing heating or cooling

sufficient to maintain a minimum temperature range in the major

living areas of the unit.

Severe: N/A.

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

Convection/Radiant heat system cover is missing or damaged.

Severity Defined

Minor: N/A.

Major: One or more covers are damaged, impeding proper heating,

but not creating any type of safety hazard.

Severe: One or more covers are missing, or substantially not

installed, enabling exposure to burn, fan or other potentially

serious hazards. A single occurrence constitutes a safety hazard.

Rust/Corrosion (HVAC)

A component(s) of the system show visible deterioration due to

oxidation or corrosion of system parts.

Severity Defined

Minor: N/A.

Major: Deterioration from rust and corrosion is observed on the

HVAC units in the unit. The condition does not prevent the system

from providing sufficient heating or cooling.

Severe: N/A.

Cabinets--Missing/Damaged (Kitchen)

A case, box or piece of furniture with sets of drawers or

shelves, with doors, primarily used for storage, mounted on walls or

mounted on floors.

Severity Defined

Minor: Cabinet is discolored; materials have begun to separate

or minor scratching and chipping is present. Cabinet assembly is

present; up to two cabinets may be only marginally functional.

Major: Several (up to 50%) cabinets are either missing, damaged,

or lacking adequate doors and/or shelves.

Severe: A significant number (more than 50%) of cabinets are

either missing, damaged, or lacking adequate doors and/or shelves.

Countertops--Missing/Damaged (Kitchen)

A flat work surface in a kitchen often integral to lower cabinet

space is missing or deteriorated.

Severity Defined

Minor: Counter-top surface is discolored; materials have begun

to separate or minor scratching and chipping is present.

[[Page 33693]]

Major: Surface shows advanced stage of deterioration and/or

scratching, chipping.

Severe: Countertop working surface is missing or deteriorated

and/or damaged and does not provide a sanitary surface to prepare

food.

Dishwasher/Garbage Disposal--Inoperable (Kitchen)

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

Severity Defined

Minor: N/A.

Major: The dishwasher or garbage disposal does not work.

Severe: N/A.

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

Failure of apparatus to draw out cooking exhaust due to excess

dirt, excessive grease, and/or other operational problems.

Severity Defined

Minor: Accumulation of dirt or grease threatens the free passage

of air.

Major: N/A.

Severe: Range hood/ exhaust fan is inoperable or presents

serious electrical hazard to health or property. Flue may be

completely blocked based on visual estimation.

Plumbing--Clogged Drains (Kitchen)

Water does not drain adequately.

Severity Defined

Minor: Basin does not drain freely when stopper is disengaged.

Major: N/A.

Severe: Drain is completely clogged or has suffered extensive

deterioration

Inoperable/Not Lockable (Windows)

Window cannot be opened or closed due to frame damage, faulty

hardware, or other reason.

Severity Defined

Minor: Window is inoperable, but can be secured. Other operable

windows are present in the immediate area.

Major: N/A.

Severe: Window is inoperable and cannot be secured. No operable

windows are present in the immediate area.

Cracked/Broken/Missing Panes (Windows)

Glass or pane is cracked, broken or missing.

Severity Defined

Minor: Cracked window pane is observed.

Major: N/A.

Severe: Glass pane is broken or missing.

Damaged Window Sill (Windows)

The horizontal member of the window that bears the upright

portion of the frame is damaged.

Severity Defined

Minor: Sill is damaged, but still present. The inside of the

surrounding wall is not exposed. No impact to window operation or

weather tightness is visually apparent.

Major: Sill is missing, or damaged enough to expose the inside

of the surrounding walls and/or compromise its weather tightness.

Severe: N/A.

Plumbing--Leaking Faucets/Pipes (Kitchen)

Basin faucet or drain connections leak.

Severity Defined

Minor: Leak or drip that is contained by basin/pipes. Faucet is

usable.

Major: N/A.

Severe: Leak is steady. Surrounding area is adversely affected.

Water supply must be turned off. The faucet/pipe is not usable.

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

Unit is missing or damaged.

Severity Defined

Minor: Unit's surface is dented, chipped or scratched. Operation

of doors or drawers is impeded but stove is operational. Burner is

misaligned and flame is not distributed equally. Pilot light is out

on one or more burners.

Major: N/A.

Severe: Unit is missing, or any burners and/or oven is

inoperable.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Hazards.'')

Refrigerator--Missing/Damaged/Inoperable (Kitchen)

The refrigerator is not present or does not cool adequately.

Severity Defined

Minor: Refrigerator has excessive accumulation of ice.

OR

Seals around doors are deteriorated.

OR

Operation of doors or drawers is impeded but refrigerator is

operational.

Major: N/A.

Severe: Refrigerator is missing or does not cool or work at all.

Sink--Missing/Damaged (Kitchen)

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

Severity Defined

Minor: Presence of extensive discoloration and/or cracks in the

basin. Sink & hardware are still usable for food preparation.

Major: N/A.

Severe: Sink or hardware is missing or is totally unusable.

Missing/Inoperable Fixture (Lighting)

Lighting fixture is missing, or does not operate normally.

Malfunction may be with the total system or with individual

components.

Severity Defined

Minor: Permanent lighting fixture is missing or inoperable, in

one room in a unit, and switched outlet exists in the room.

Major: Permanent lighting fixture is missing or inoperable in

two rooms, and no switched outlet exists in the room.

Severe: More than two rooms have missing or inoperable permanent

light fixtures, and do not have switched outlets within the rooms.

Missing (Outlets/Switches)

Outlet, switch or both are missing.

Note: This does not apply to empty junction boxes that were not

intended to contain an outlet or switch.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: An outlet or switch is missing.

Comments

Severe: If condition is a health and safety concern, it must be

recorded manually. (Includes but is not limited to ``Electrical

Hazards.'')

Missing/Broken Cover Plates (Outlets/Switches)

The flush plate used to cover the opening surrounding a switch

or outlet is damaged or does not exist.

Severity Defined

Minor: Outlets/switches has broken cover plate. The condition

does not result in exposed wiring.

Major: N/A.

Severe: A broken or missing cover plate results in exposed

wiring.

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

Baluster or side railing on the porch/patio/balcony is loose,

damaged, or inoperable, limiting the safe use of this area.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The baluster and/or side rails enclosing this area are

loose, damaged or missing, impeding the safe use of this area.

Missing/Inoperable (Smoke Detector)

Smoke detector will not activate, or is missing.

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

Severity Defined

Minor: N/A.

Major: N/A.

Severe: A single missing or inoperable smoke detector.

Broken/Missing Hand Railing (Stairs)

The hand rail is damaged or non-existent.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The hand-rail for four or more stairs is completely

missing or damaged, loose or otherwise unusable.

Broken/Damaged/Missing Steps (Stairs)

The horizontal tread or stair surface is damaged or non-

existent.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Step is broken, damaged or missing.

Bulging/Buckling (Walls)

Wall has bowed, deflected, sagged or has deviated from original

vertical alignment.

[[Page 33694]]

Severity Defined

Minor: N/A.

Major: N/A.

Severe: Bulging/Buckling or sagging is observed.

Comments

Severe: Request an inspection by a structural engineer, if doubt

about severity exists.

Walls--Damaged/Deteriorated Trim (Walls)

Cove molding, chair rail, base molding or other decorative trim

is damaged or has decayed.

Severity Defined

Minor: Small areas of deterioration in the trim surfaces.

Major: Large areas of deterioration in the trim surfaces.

Severe: Significant areas of deterioration in the trim surfaces.

Damaged (Walls)

Punctures in the wall surface. May or may not penetrate

completely. Panels or tiles may be missing or damaged. Does not

include small holes created by hanging pictures, etc.

Severity Defined

Minor: A hole, missing tile/panel, or other damage found in a

wall, visually estimated at no larger than 8\1/2\ x 11 inches. Hole

does not fully penetrate into the adjoining room (cannot see through

it).

Major: A hole, missing tile/panel or other damage is found in a

wall that is larger than a sheet of paper (8\1/2\ x 11).

OR

A crack greater than \1/8\'' in wide and a minimum of 11'' long.

Severe: A hole of any size is found which fully penetrates into

an adjoining room, (can see through the hole).

OR

Two or more walls have major holes.

Needs Paint (Walls)

Paint is peeling, cracking, flaking, otherwise deteriorated.

Severity Defined

Minor: Area affected is less than 4 square feet.

Major: Area affected is greater than 4 square feet.

Severe: N/A.

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

Walls are not watertight. Visible evidence of water

infiltration, mold, or mildew exists. Damage such as saturation or

surface failure may have occurred.

Severity Defined

Minor: For a single wall, visible indication of a leak, mold, or

mildew, such as darkened area, exists over a small area. (less than

4 sq. ft. by visual estimate). Water may or may not be evident.

Major: For a single wall, visible indication of a leak exists

over a large area (visually estimated at more than 4 sq. ft.). Water

is probably evident.

Severe: Visual observation estimates that a large portion (more

than 50% of the surface) of one or more walls have been exposed to

substantial saturation or damage due to water, mold, or mildew.

Visible cracks, moisture area, mold and flaking are evident. The

wall surface may have failed. One occurrence of this condition is

sufficient to classify the wall systems as severe.

OR

Visual observations estimate that more than 50% of the wall

surface in any one unit show signs of water damage, stains, mold, or

mildew.

Deteriorated/Missing Caulking/Seals (Windows)

The caulking or seal is missing, poorly installed, or

deteriorated.

Note: This also includes Thermopane or insulated windows that

have failed.

Severity Defined

Minor: Missing or deteriorated caulk or seals are observed. No

evidence of damage to window or surrounding structure exists.

Major: Missing or deteriorated caulk or seals are observed, with

some evidence of leaks or damage to the window or surrounding

structure visible.

OR

A Thermopane or insulated window has failed. (Typically

indicated by being fogged up.)

Severe: Missing or deteriorated caulk or seals are observed and

the window is not weather-tight. Evidence of leaks or damage to the

window or surrounding structure is readily apparent.

Peeling/Needs Paint (Windows)

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

otherwise failing.

Severity Defined

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

observed.

Major: N/A.

Severe: N/A.

Security Bars Prevent Egress (Windows)

Security bars are damaged, constructed or installed, such that

ingress/egress is severely limited or impossible.

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

ingress/egress.

Severity Defined

Minor: N/A.

Major: N/A.

Severe: The ability to exit through the window is limited by

security bars that do not function properly and, therefore, pose

safety risks.

Health and Safety Inspectable Items

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

Air Quality

Elevator

Flammable Materials

Hazards

Electrical Hazards

Emergency/Fire Exits

Garbage and Debris

Infestation

Air Quality (Health and Safety)

Indoor spaces must be free from high levels of sewer gas, fuel

gas, mold, mildew, or other harmful pollutants. Indoors must have

adequate ventilation.

The following deficiencies can be noted:

Mold and/or Mildew Observed

Propane/Natural Gas/Methane Gas Detected

Sewer Odor Detected

Electrical Hazards (Health and Safety)

Any hazard that poses a risk of electrical fires, electrocution,

or spark/explosion.

The following deficiencies can be noted:

Exposed Wires/Open Panels

Water Leaks On or Near Electrical Equipment

Emergency/Fire Exits (Health and Safety)

All buildings must have acceptable fire exits that are also

properly marked and operational. (This would include fire towers,

stairway access doors, & external exits.) These can include operable

windows on the lower floors with easy access to the ground or a back

door opening onto a porch with a stairway leading to the ground.

Note: This does not apply to individual units.

The following deficiencies can be noted:

Emergency/Fire Exits Blocked/Unusable

Missing Exit Signs

Flammable Materials (Health and Safety)

Any substance that is either known to be combustible or

flammable or is stored in a container identifying it as such.

The following deficiency can be noted: Improperly Stored.

Garbage and Debris (Health and Safety)

Accumulation of garbage and debris exceeding the capacity of the

storage area or not stored in an area sanctioned for such use.

The following deficiencies can be noted:

Outdoors.

Indoors.

Hazards (Health and Safety)

Physical hazards that pose risk of bodily injury.

The following deficiencies can be noted:

Sharp Edges

Other

Tripping

Infestation (Health and Safety)

Presence of rats, or severe infestation by mice or insects such

as roaches or termites.

The following deficiencies can be noted:

Insects

Rats/Mice/Vermin

Mold and/or Mildew Observed (Air Quality)

Evidence of mold and/or mildew; especially in such areas as

bathrooms and air outlets.

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

Strong propane, natural gas, and/or methane gas odors detected

that could pose risk of explosion/fire or health risk if inhaled.

Sewer Odor Detected (Air Quality)

Sewer odors detected that could pose risk if inhaled for

prolonged periods.

Exposed Wires/Open Panels (Electrical Hazards)

Exposed bare wires or openings in electrical panels.

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Water Leaks On or Near Electrical Equipment (Electrical Hazards)

Water is observed leaking, puddling, or ponding on or

immediately near any electrical apparatus. Poses risk of fire,

electrocution, or explosion.

Tripping (Elevator)

Elevator is misaligned (doesn't level properly) by more than \3/

4\'' with the floor. Presents tripping hazard during ingress/egress.

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

The exit is not useable or ingress/egress is limited due to

conditions such as debris, storage, door or window nailed shut,

broken lock or chained panic hardware.

Missing Exit Signs (Emergency/Fire Exit)

Exit signs must be present and clearly identify all emergency

exits. Illumination in area of sign must be provided.

Improperly Stored (Flammable Materials)

Improperly stored flammable materials. Potential risk of fire/

explosion is identified by the location or manner in which the

substance is stored.

Indoors (Garbage and Debris)

An accumulation of garbage that visibly exceeds planned storage

capacity or is located in an area not sanctioned for staging or

storing garbage or debris.

Note: Please review for fire hazard effects.

This does not include garbage and debris improperly stored

outside. See Garbage and Debris--Outdoors for this deficiency.

Outdoors (Garbage and Debris)

An accumulation of garbage that visibly exceeds planned storage

capacity or is located in an area not sanctioned for staging or

storing garbage or debris.

Note: this does not include garbage improperly stored indoors.

See Garbage and Debris--Indoors for this deficiency.

Sharp Edges (Hazards)

Any physical defect that poses the risk of cutting or breaking

human skin or other bodily harm, generally in commonly used or

traveled areas.

Tripping (Hazards)

Any physical defect that poses a tripping risk, generally in

walkways or other traveled areas.

Note: This does not include tripping hazards from elevators that

do not level properly. See Elevator--Tripping under Health & Safety

for these occurrences.

Other (Hazards)

Other general defects or hazards that pose risk of bodily

injury. (Must be specified by the inspector.)

Note: This would include items not specifically defined

elsewhere but pose a risk.

Insects (Infestation)

Infestation of insects including, but not limited to, roaches or

ants are observed throughout the unit or room especially in food

preparation and storage areas.

Note: This does not include infestation from rats/mice. See

Infestation--Rats/Mice/Vermin under Health & Safety for these

occurrences.

Rats/Mice/Vermin (Infestation)

The presence of rats or mice is indicated by

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