[Federal Register Volume 64, Number 92 (Thursday, May 13, 1999)] [Notices] [Pages 26166-26215] From the Federal Register Online via the Government Publishing Office [www.gpo.gov] [FR Doc No: 99-11912] [[Page 26165]] _______________________________________________________________________ Part V Department of Housing and Urban Development _______________________________________________________________________ Public Housing Assessment System Physical Condition Scoring Process; Notice Federal Register / Vol. 64, No. 92 / Thursday, May 13, 1999 / Notices [[Page 26166]] DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT [Docket No. FR-4509-N-02] Public Housing Assessment System Physical Condition Scoring Process AGENCY: Office of the Director of the Real Estate Assessment Center, HUD. ACTION: Notice. ----------------------------------------------------------------------- SUMMARY: This notice provides additional information to public housing agencies and members of the public about HUD's process for issuing scores under the Physical Condition Indicator of the Public Housing Assessment System (PHAS). FOR FURTHER INFORMATION CONTACT: For further information contact Wanda Funk, Real Estate Assessment Center, Department of Housing and Urban Development, 1280 Maryland Avenue, SW, Suite 800, Washington, DC 20024; telephone Customer Service Center at 1-888-245-4860 (this is a toll- free number). Persons with hearing or speech impairments may access that number via TTY by calling the Federal Information Relay Service at (800) 877-8339. Additional information is available from the REAC Internet Site, http://www.hud.gov/reac. SUPPLEMENTARY INFORMATION: Purpose of This Notice The purpose of this notice is to provide additional information about the scoring process for PHAS Indicator #1, Physical Condition. The purpose of the Physical Condition assessment is to ensure that public housing units are safe, decent, sanitary and in good repair, using HUD's uniform physical condition standards for the assessment. The physical condition assessment under the PHAS utilizes uniform physical inspection procedures to determine compliance with the uniform standards and is an important indicator of a PHA's performance. Of the total 100 points available for a PHAS score, a PHA may receive up to 30 points under PHAS Indicator #1. The physical condition score is included in the aggregate PHAS score. The PHAS/REAC Physical Inspection and the HQS Inspection The PHAS physical inspection is performed by HUD's Real Estate Assessment Center (REAC), and is also referred to as the REAC physical inspection. The REAC physical inspection encompasses virtually everything covered by the Housing Quality Standards (HQS) inspection. The REAC physical inspection, however, is more objective and more defined in identifying and classifying deficiencies. While the HQS inspection generates a reasonably subjective ``pass/fail'' designation, the REAC inspection generates much more comprehensive results, such as:Physical scores reported at the property level; Area level scores for each of the five REAC physical inspection areas; and Observations of deficiencies recorded by the inspector electronically at the time of the inspection. The Physical Inspection Scoring Process 1. Definitions The following are the important definitions of terms used in the physical condition scoring process: Score means a number between 0 and 100 that reflects the physical condition of a property, inspectable area, or sub-area: To record a health or safety problem, a letter is added to the property score (a, b, or c); and To note that smoke detectors are inoperable or missing, an asterisk (*) is added to the property score. Inspectable area means any of the five major components of the property, which are: Site. Building exteriors. Building systems. Common areas. Dwelling units. Sub-area means an inspectable area for one building. For example, if a property has more than one building, each inspectable area for each building in the property is treated as a sub-area. Inspectable items refer to walls, kitchens, bathrooms, and other things to be inspected in an inspectable area. The number of inspectable items may vary from 8 to 17 items for each area. Weights are assigned to each item as shown in Appendix 1 (Item Weights and Criticality Levels). Deficiencies refer to specific problems, comparable to HQS, that can be recorded for the inspectable items, such as a hole in a wall or a damaged refrigerator in the kitchen. Criticality means one of five levels that reflect the relative importance of the deficiencies for an inspectable item. Appendix 1 also lists all deficiencies with their designated levels, which vary from 1 to 5, with 5 as the most critical. The deficiencies also have assigned values used in scoring as follows: ------------------------------------------------------------------------ Criticality Level Value ------------------------------------------------------------------------ Critical.............................................. 5 5.00 Very important........................................ 4 3.00 Important............................................. 3 2.25 Contributes........................................... 2 1.25 Slight contribution................................... 1 0.50 ------------------------------------------------------------------------ Based on the importance of the deficiency, reflected in its criticality value, points are deducted from the property score. For example, a clogged drain in the kitchen is more critical than a damaged surface on a counter top. Therefore, more points will be deducted for a clogged drain than for a damaged surface. Severity means one of three levels that reflect the extent of damage associated with each deficiency, with values assigned as follows: ------------------------------------------------------------------------ Severity Value ------------------------------------------------------------------------ Severe......................................................... 1.00 Major.......................................................... 0.50 Minor.......................................................... 0.25 ------------------------------------------------------------------------ Appendix 1 shows the severity levels that are possible for each deficiency. Based on the severity of each deficiency, the score is reduced. Points deducted are calculated as the product of the item weight and the values for criticality and severity, as described below. For specific definitions of each severity level, see the REAC's ``Dictionary of Deficiency Definitions,'' which is available from REAC's Internet Site, http://www.hud.gov/reac and is reproduced in this Notice as Appendix 2 (Dictionary of Deficiency Definitions). Normalized area weights mean weights used with area scores to create property level scores. The weights are adjusted to reflect the inspectable items that are present. 2. Scoring Process Input To generate accurate scores, it is crucial to determine the appropriate relative weights of the various components of the inspection; that is, which components are the most important, the next most important, and so on. To develop the scoring methodology for the PHAS physical inspection, HUD utilized information provided by several knowledgeable parties, including: Professionals experienced in assessing the physical condition of properties; Representatives from the housing and public housing industries; and HUD professionals. In an extensive series of meetings, these parties gave HUD valuable advice and comments on the relative weights and values for inspectable areas, items, [[Page 26167]] criticality of deficiencies, and severity levels of deficiencies. 3. Equity Principles In addition to determining the appropriate relative weights, HUD also took into consideration several issues concerning equity between properties: Proportionality. The scoring methodology includes an important control, which does not allow any sub-area scores to be negative. If a sub-area, such as the building exterior for a given building, has so many deficiencies that the sub-area score is negative, the score is set to zero. This control mechanism ensures that no single building or dwelling unit can affect the overall score more than its proportionate share of the whole. Configuration of property. The scoring methodology takes into account that properties have different numbers of units in buildings. To fairly score properties with different numbers of units in buildings, the area scores are calculated for building exteriors and systems by using weighted averages of the sub-area scores, where the weights are based on the number of units in each building. Differences between properties. The scoring methodology also takes into account that properties have different features and amenities. To ensure that the overall score reflects only items are present to be inspected, weights to calculate area and property scores are adjusted depending on how many items are there to be inspected. 4. Deficiency Definitions During a physical inspection of a property, the inspector looks for deficiencies for each inspectable item within the inspectable areas, such as the walls (item) of a dwelling unit (area). A specific criticality level is assigned to each deficiency. The criticality level reflects the importance of the deficiency relative to all deficiencies for the item. One of three severity levels is also assigned based on the observed condition. The REAC's ``Dictionary of Deficiency Definitions'' specifically defines the three levels of severity: severe, major, and minor. As noted earlier, this dictionary is found in Appendix 2 to this notice, and is also available on the REAC Internet Site. 5. Health and Safety Deficiencies The REAC physical inspection emphasizes health and safety (H&S) deficiencies because of their crucial importance to the well-being of residents. H&S deficiencies can substantially reduce the overall property score. As noted earlier, the H&S deficiencies are highlighted by adding a letter to the numeric score. Letters to the numeric score are added as follows: If there are no H&S deficiencies, add a; If there are H&S deficiencies that are not life- threatening (NLT), add b; and If there are exigent H&S deficiencies that are life threatening(LT), i.e., calling for immediate attention or remedy--or fire safety H&S deficiencies, add c. Appendix 1 lists all H&S deficiencies with an ``LT'' designation for exigent/fire safety and ``NLT'' for non-life threatening deficiencies. To ensure prompt correction of H&S deficiencies, the inspector gives the property representative the list of every observed exigent/ fire safety H&S deficiency before leaving the site. The property representative acknowledges receipt of the deficiency report by signature. The inspector also transmits the deficiency report to HUD not later than the morning after completing the inspection. HUD sends to all PHAs inspection reports that summarize the H&S deficiencies recorded by the inspector. These reports clearly show: The number of H&S deficiencies (exigent/fire safety and non-life threatening) that the inspector observed; All observed smoke detector deficiencies; and A projection of the total number of H&S problems that the inspector potentially would see in an inspection of all buildings and all units. If there are smoke detector deficiencies, the physical condition score will include an asterisk. However, problems with smoke detectors do not currently affect the overall score. When there is an asterisk indicating the property has at least one smoke detector deficiency, that part of the score may be identified as ``risk.'' For example, ``93a, risk'' for 93a* and ``71c, risk'' for 71c*. There are six distinct letter grade combinations: a, a*, b, b*, c and c*. For example: A score of 90c* means that the property contains at least one exigent/fire safety H&S deficiency to be corrected, including some smoke detector; deficiencies, but is otherwise in excellent condition. A score of 55a means that the property is in poor condition, even though there are no H&S deficiencies; and A property in excellent physical condition with no H&S deficiencies would have a score of 90a to 100a. 6. Scoring Process Elements The physical condition scoring process is based on three elements within a property: Inspectable areas; Inspectable items; and Observed deficiencies. 7. Scoring as Weighted Averages The score for a property is the weighted average of area scores, with the area weights adjusted to take into account how many of an area's inspectable items are actually present to be inspected. The area scores are calculated by deriving weighted averages of sub-area scores over buildings or dwelling units as appropriate. The sub-area scores are calculated by deducting points for deficiencies, based on criticality and severity levels. (Sub-area scores may not be less than zero.) Points are also deducted for H&S deficiencies. 8. Essential Weights and Levels The process of scoring a property's physical condition depends on the weights, levels, and associated values of several quantities: Weights for inspectable areas (5 areas); Weights for inspectable items within areas (8 to 17 per area); Criticality levels and their associated values for the possible deficiencies within items inspected; Severity levels and their associated values for deficiencies; and Health and safety deductions (exigent/fire safety and non- life threatening) for site, buildings, and dwelling units. 9. Normalized Area Weights A property's overall physical condition score is a weighted average of area scores. Approximate relative weights appeared in the PHAS final rule, published on September 1, 1998 (see 63 FR 46596, pages 46598- 46599): ------------------------------------------------------------------------ Weight Area (percent) ------------------------------------------------------------------------ Site....................................................... 15 Building exterior.......................................... 15 Building systems........................................... 20 Common areas............................................... 15 Dwelling units............................................. 35 ------------------------------------------------------------------------ These weights are assigned if all inspectable items are present for each area for each building and unit. Typically, some areas are missing a number of inspectable items for some or all buildings or units. For example, common areas may be missing in some buildings. When items are missing for [[Page 26168]] an area, the area weight is reduced to reflect the missing item weights and then all area weights are ``normalized'' so that they again add up to 100%. As an example, if there were no common areas, the weights of the other four areas would be reduced to a total of 85%. Each area's weight then would be divided by 0.85, resulting in normalized weights of 17.6%, 17.6%, 23.5%, 0% and 41.2% for site, building exterior, building systems, common areas and units, respectively. These new weights add to 100%. 10. Site, Unit and Sub-Area Scores These are the steps to arrive at site, unit and sub-area scores for a site, building, or unit: Step 1: calculate an ``initial proportionate score''--the difference between the possible points for the site, a building sub- area, or a unit and the deductions associated with the deficiencies recorded. The number of possible points is the total of the inspectable item weights, ignoring the H&S item, for the site, or a building sub- area, or unit. Step 2: calculate the deduction for an observed deficiency by multiplying the relevant item weight by the criticality value and by the severity value. Step 3: in a similar manner, reduce the scores for any health and safety (H&S) deficiencies observed, including those in the H&S item and those in other non-H&S items. (The item weight for deficiencies included in the H&S item is equal to the largest weight among the items present.) At this point, the control to prevent negative scores is applied. Thus, no one building or unit may affect an area score more than its proportionate share would justify. Step 4: normalize the resulting proportionate scores to scores based on 100 points by dividing by the total of weights of items present to be inspected, other than the H&S item. 11. Area Scores Within each area involving either multiple buildings or units, the area score is a weighted average of the building sub-area scores or unit scores. To calculate these weighted averages, follow these guidelines: Dwelling units: the area score is the weighted average of sub-area scores for each unit, weighted by the total of item weights present to be inspected in each unit. Common areas: like the dwelling unit score, the area score for common areas is the weighted average of sub-area common area scores weighted by the total weights for items inspected in the common areas for each building. Building exteriors or building systems: the area scores for building exteriors and building systems are weighted averages of sub- area scores. The weights are the product of the total weights for items, ignoring the H&S item, inspected for each building exterior or systems times the total number of units for each building. (Note: the total number of units is all units, not just units inspected.) 12. Overall Property Score To calculate the overall property score, the normalized area weights are applied to the area scores. 13. Possible Points Normalized area weights reflect both the initial weights and the relative weights between areas of inspectable items actually present. For reporting purposes, normalized weights are presented as the maximum point contributions for each of the five inspectable areas. In the Physical Inspection Report, sent to all PHAs, the following items are listed: Normalized weights as the ``possible points'' by area; The area scores, taking into account the points deducted for observed deficiencies; The deductions for H&S for site, buildings and units, where H&S deductions for buildings are combined for exteriors, systems and common areas; and The overall property score. The Physical Inspection Report allows the PHA to see the magnitude of the points lost by inspectable area, and the impact on the score of the H&S deficiencies. 14. Examples of Physical Condition Score Calculations To illustrate how physical condition scores are calculated, three examples are provided below. Example #1: Example #1 illustrates how the score for a sub-area is calculated based on the following features: #1a. Ignoring the H&S item, the other seven items have a total weight of 100%, as shown in Appendix 1. If the building had no fire escapes, an item with a nominal weight of 16.7%, then the total item weight for the remaining non-H&S items would be 83.3%, which is then the base (83.3 points) from which deductions are made to create the ``initial proportionate score'' as described, above, under Sub-Area Scores. #1b. Assume damaged vents were found in the roof. The criticality level for this deficiency is provided in Appendix 1 as a 4, which has a value of 3.00 as given, above, under Definitions. If, based on the Dictionary of Deficiency Definitions (Appendix 2), it is determined that the damaged vents seen are minor deficiencies, then the amount of points deducted is the item weight (16.7) times the criticality value (3.00), times the severity value (0.25), which equals 12.5 points. #1c. If this is the only deficiency observed, then the initial proportionate score for this sub-area would be 83.3-12.5 or 70.8 points. #1d. Additional deficiencies or H&S deficiencies (calculated in the same manner) would further decrease the sub-area score and if the score dropped below zero, then it would be changed to zero. #1e. The initial proportionate sub-area score is then normalized to a 100 point basis by dividing by the total of the non-H&S item weights (0.833), which would create the final score of (70.8)/ (0.833) = 85.0 Example #2: Example #2 illustrates how the score for an area is calculated based on the following features: #2a. Consider a property with 2 buildings with the following characteristics: Building #1 (from Example #1, above): --10 units --83.3% of the weight for the items that were present in building exterior --Building exterior score is 85 points Building #2: --20 units --100% of the weight for the items that were present in building exterior --Building exterior score is 70 points #2b. The building exterior score for the building exterior area is the weighted average of the individual scores. Each building exterior score is weighted by the number of units and the percent of the weight for items present in the building exterior. #2c. The scores for buildings #1 and #2, above, are calculated using the following formula: Building Exterior Score = sum of [(Building score) times (Building weight divided by the sum of Building weights)] Building #1 weight: [(10 units)*(83.3% weight)] = 8.33. Building #2 weight: [(20 units)*(100% weight)] = 20. Total weight = 8.33 + 20, or 28.33. Building exterior score = (85 points)*(8.33/28.33) + (70 points)*(20/28.33) = 25.0 + 49.4 = 74.4 Example #3: Example #3 illustrates how the score for a property is calculated based on the following: #3a. Consider a property with the following characteristics: Site: --Score: 90 points --100% of weight of items present --Nominal weight: 15% Building Exteriors (from example #2, above): Score: 74 points --92% of weight of items present --Nominal weight: 15% Building Systems: --Score: 70 points --80% of weight of items present --Nominal weight: 20% Common Areas: --Score: 60 points --30% of weight of items present --Nominal weight: 15% [[Page 26169]] Dwelling Units: --Score: 80 points --80% of weight of items present --Nominal weight: 35% #3b. First, adjust the area weights for each area. Multiply the weight of items present by the nominal weight for each area and add the total: Site: 15*100% = 15. Building Exteriors: 15*92% = 13.8. Building Systems: 20*80% = 16.0. Common Areas: 15*30% = 4.5 Dwelling Units: 35*80% = 28.0. Total: = 77.3. #3c. Adjust the area weights to ``normalize'' so that they add to 100. Divide each adjusted area weight by the total and multiply by 100 (this also results in the maximum possible points reported for each area): Site: (15/77.3)*100 = 19.4. Building Exteriors: (13.8/77.3)*100 = 17.9. Building Systems: (16/77.3)*100 = 20.7. Common Areas: (4.5/77.3)*100 = 5.8. Dwelling Units: (28/77.3)*100 = 36.2. #3d. Multiply the new ``normalized'' weights by the area scores, above, divide by 100, and add the results: Site: 19.4*90/100 = 17.5 points. Building Exteriors: 17.9*74/100 = 13.2 points. Building Systems: 20.7*70/100 = 14.5 points. Common Areas: 5.8*60/100 = 3.5 points. Dwelling Units: 36.2*80/100 = 29.0 points. Total Property Score: = 77.6 points . 15. Computing the PHAS Overall Physical Inspection Score The physical inspection score for the PHAS for a PHA is the weighted average of the PHA's individual project physical inspection scores, where the weights are the number of units in each project divided by the total number of units in all projects for the PHA. Example: Project 1 has a score of 60 and has 100 units Project 2 has a score of 80 and has 900 units. The overall PHAS score is computed as follows: Score = [60 x 100/(100+900)] + [80 x 900/(100+900)] = 6 + 72 = 78 16. Inspection Summary Report Appendix 3 includes an inspection summary report which provides an example of the content and structure of the information sent to PHAs. Dated: May 6, 1999 Barbara L. Burkhalter, Deputy Director, Real Estate Assessment Center. BILLING CODE 4210-32-P [[Page 26170]] [GRAPHIC] [TIFF OMITTED] TN13MY99.014 [[Page 26171]] [GRAPHIC] [TIFF OMITTED] TN13MY99.015 [[Page 26172]] [GRAPHIC] [TIFF OMITTED] TN13MY99.016 [[Page 26173]] [GRAPHIC] [TIFF OMITTED] TN13MY99.017 [[Page 26174]] [GRAPHIC] [TIFF OMITTED] TN13MY99.018 [[Page 26175]] [GRAPHIC] [TIFF OMITTED] TN13MY99.019 [[Page 26176]] [GRAPHIC] [TIFF OMITTED] TN13MY99.020 [[Page 26177]] [GRAPHIC] [TIFF OMITTED] TN13MY99.021 [[Page 26178]] [GRAPHIC] [TIFF OMITTED] TN13MY99.022 [[Page 26179]] [GRAPHIC] [TIFF OMITTED] TN13MY99.023 [[Page 26180]] [GRAPHIC] [TIFF OMITTED] TN13MY99.024 [[Page 26181]] [GRAPHIC] [TIFF OMITTED] TN13MY99.025 [[Page 26182]] [GRAPHIC] [TIFF OMITTED] TN13MY99.026 [[Page 26183]] [GRAPHIC] [TIFF OMITTED] TN13MY99.027 [[Page 26184]] [GRAPHIC] [TIFF OMITTED] TN13MY99.028 [[Page 26185]] [GRAPHIC] [TIFF OMITTED] TN13MY99.029 [[Page 26186]] [GRAPHIC] [TIFF OMITTED] TN13MY99.030 [[Page 26187]] [GRAPHIC] [TIFF OMITTED] TN13MY99.031 [[Page 26188]] [GRAPHIC] [TIFF OMITTED] TN13MY99.032 [[Page 26189]] [GRAPHIC] [TIFF OMITTED] TN13MY99.033 [[Page 26190]] [GRAPHIC] [TIFF OMITTED] TN13MY99.034 [[Page 26191]] [GRAPHIC] [TIFF OMITTED] TN13MY99.035 BILLING CODE 4210-32-C Appendix 2--Dictionary of Deficiency Definitions Site Inspectable Items Items to inspect for ``Site'' are as follows: Fencing and Retaining Walls Grounds Lighting Mailboxes/Project Signs Market Appeal Parking Lots/Driveways/Roads Play Areas and Equipment Refuse Disposal Storm Drainage Walkways/Stairs Fencing and Retaining Walls (Site) A structure functioning as a boundary or barrier. An upright structure serving to enclose, divide or protect an area. Note: This does not include swimming pool fences. Swimming Pool Fences are covered under Common Areas--Pools and Related Structures. This inspectable item can have the following deficiencies: Damaged or Missing Gates Holes Damaged/Falling/Leaning Missing Sections Grounds (Site) The improved land adjacent to or surrounding the housing and related structures. This does not include land not owned or under the control of the housing provider. This inspectable item can have the following deficiencies: Erosion Areas Ponding/Site Drainage Overgrown/Penetrating Vegetation Rutting Lighting (Site) System to provide illumination of the community grounds. Includes fixtures, lamps, stanchions, poles, supports, and electrical supply. This inspectable item can have the following deficiencies: Broken Fixtures Missing/Broken Bulbs Mailboxes/Project Signs (Site) Mailbox is a public container where mail is deposited for distribution and collection. This does not include mailboxes owned and maintained by the US Postal Service, such as the ``Blue Boxes.'' Project signs are boards, posters, or placards displayed in a public place to advertise, impart information, or give directions. This does not include signs owned and maintained by the city. This inspectable item can have the following deficiencies: Mailbox Missing/Damaged Signs Missing/Damaged Market Appeal (Site) Evaluate only those areas or structures that are under the control of the housing provider. This inspectable item can have the following deficiencies: Graffiti Litter Parking Lots/Driveways/Roads (Site) An area for parking motorized vehicles begins at the curbside and includes all parking lots, driveways or roads within the property lines that are under the control of the housing provider. This inspectable item can have the following deficiencies: Cracks Potholes/Loose Material Ponding Settlement/Heaving Play Areas and Equipment (Site) An outdoor area set aside for recreation or play, especially one containing equipment such as seesaws and swings. This inspectable item can have the following deficiencies: Damaged/Broken Equipment Deteriorated Play Area Surface Refuse Disposal (Site) Collection areas for trash/garbage common pick-up. This inspectable item can have the following deficiencies: Broken/Damaged Enclosure Inadequate Outside Storage Space Storm Drainage (Site) System used to collect and dispose of surface runoff water through the use of culverts, underground structures, or natural drainage features, e.g., swales, ditches, etc. This inspectable item can have the following deficiencies: Damaged/Broken/Cracked Debris/Obstruction/Sediment Walkways/Stairs (Site) Passages for walking and the structures that allow for changes in vertical orientation. This inspectable item can have the following deficiencies: Cracks/Settlement/Heaving Spalling Broken/Missing Hand Railing Damaged or Missing Gates (Fencing and Retaining Walls) Gate structure is damaged or missing and does not prevent passage. This does not include gates for swimming pool fences. Gates for swimming pool fences are covered under Common Areas--Pools and Related Structures. Note: Deficiency level depends on the fence's purpose. Perimeter/Security Fences [[Page 26192]] are assessed at a higher level than interior fences. Severity Defined Minor: N/A. Major: Absence or damage to an interior fence gate which renders a gate inoperable/ineffective. OR Damage to a perimeter or a security fence gate that is still operational. Severe: Absence or damage to a perimeter or security gate which renders the gate inoperable/ineffective and potentially compromises safety and/or security. Damaged/Falling/Leaning (Fencing and Retaining Walls) Structure is rusted, deteriorated, uprooted presents threat to security and/or health and safety. Note: Deficiency level depends on the fence's purpose. Perimeter/Security Fences are assessed at a higher level than interior fences. Severity Defined Minor: N/A. Major: An interior fence is damaged so that it does not satisfy its designed purpose. OR A perimeter/security fence and/or a retaining wall shows signs of deterioration, but still serves its designed purpose and presents no security/safety risk. Severe: A perimeter/security fence and/or a retaining wall is damaged to the point that it does not satisfy its designed purpose. Holes (Fencing and Retaining Walls) An opening or penetration. Note: Some fences are not designed to keep intruders out or children in such as rail fences, and these type of fences should not be evaluated for holes. Severity Defined Minor: Hole is smaller than 6'' x 6'' piece of paper. Major: N/A. Severe: Hole is larger than 6'' x 6'' which allows passage of animals and can pose a threat to the safety of children. Missing Sections (Fencing and Retaining Walls) Structure does not present an obstacle against intrusion or egress--damaged by the destruction or removal of section. Note: Deficiency level depends on the fence's purpose. Perimeter/Security fences are assessed at a higher level than interior fences. Severity Defined Minor: An interior fence has section missing. Major: N/A. Severe: A perimeter/security fence has a section missing which compromises safety/security. Erosion Areas (Grounds) An area subjected to natural processes, such as weathering or gravity, by which material is moved on the earth's surface. Note: This does not include erosion from a defined storm drainage system or in a play area. This type of erosion would be covered under Site--Storm Drainage and/or Site--Play Areas and Equipment. Severity Defined Minor: N/A. Major: Visible collection of surface material indicated by visible erosion deposits leading to a degraded surface condition that would likely cause water to pool in a confined area, especially next to structures, paved areas or walkways. Severe: Extensive displacement of soil caused by runoff. Condition is responsible for visible damage or the potential failure of adjoining structures or systems, e.g., pipes, pavements, foundations, building, etc. OR Advanced erosion in an area which creates an unsafe pedestrian condition and/or renders an area of the grounds unusable. Overgrown/Penetrating Vegetation (Grounds) Plant life that has infiltrated unacceptable areas and/or has grown beyond established parameters. Severity Defined Minor: N/A. Major: Vegetation is of such size or density as to make the visibility of hazards, such as broken glass, holes, etc., difficult. OR Plant life is in contact with an unintended surface, such as, buildings, gutters, walkways, roads, fences/walls, roofs, HVAC units, etc. OR Vegetation is of such size or density that it obstructs intended walkways. Severe: Plants have rendered visible damage to a component, area, or system of the property or have made them unusable. Ponding/Site Drainage (Grounds) An accumulation of water and/or ice is observed to be collecting in a depressed area or has collected on the grounds for which ponding was not intended. Note: This does not include detention/retention basins NOR ponding on paved areas. Detention/retention basins are covered under Site--Storm Drainage and ponding on paved areas is covered under Roads, Walkways, and Parking Lots/Driveways. Severity Defined Minor: Shallow accumulation of water (less than 3 inches). Major: An accumulation of water (from 3 to 5 inches in depth) that affects the use of a section of the grounds; however, the grounds are generally usable. Severe: An accumulation of more than 5 inches in depth. OR An accumulation that has rendered a section of the grounds unusable. Rutting (Grounds) A man made sunken track or groove/depression. Note: These are typically made by a car, bike or other machine. Severity Defined Minor: N/A. Major: Condition that is 6-8'' wide x 3-5'' deep. Severe: Condition larger than 6-8'' wide x 3-5'' deep and has the potential to cause serious injury. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards''). Broken Fixtures (Lighting) All or a portion of the site lighting system has damaged fixtures. This does not include exterior lighting, associated with the building. Note: If a damaged fixture or fixtures presents a safety hazard, rate it as severe, and recorded manually as a health and safety concern. This includes, but is not limited to, broken fixtures that have the potential to fall on pedestrians, or fixtures that could lead to electrocution. Severity Defined Minor: N/A. Major: Between 10% and 50% of the lighting fixtures surveyed are visibly broken. The broken portion of the system does not constitute an obvious safety hazard. Severe: Over 50% of the lighting fixtures surveyed are visibly broken; or the broken portion of the system constitutes an obvious safety hazard. Comments Severe: If condition is a health and safety concern, it must be recorded. (Includes but not limited to ``Electrical Hazards'' or ``Hazards''). Missing/Broken Bulbs (Lighting) Lamps are missing or are broken from fixtures. May include incandescent, fluorescent, mercury vapor, or others. Note: This does not include building exterior lighting. Building exterior lighting is covered under Building Exterior--Lighting. Severity Defined Minor: N/A. Major: Between 10% and 50% of the fixtures surveyed have at least a single bulb missing or broken. Severe: Over 50% of the fixtures surveyed have at least a single bulb missing or broken. Comment Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards.'') Mailbox Missing/Damaged (Mailbox/Project Signs) Mailbox does not function properly due to deterioration, damage, or is absent. Severity Defined Minor: Mailbox is damaged, vandalized, or deteriorated, but functional. Major: N/A. Severe: Mailbox is damaged, vandalized, or deteriorated, and as a result, is not functional. OR Mailbox is missing. Signs Missing/Damaged (Mailbox/Project Signs) Project sign is not readable due to deterioration, damage, or is absent. This does [[Page 26193]] not include locations that do not require a project sign. Severity Defined Minor: Sign is damaged, vandalized, or deteriorated, but readable. Major: N/A. Severe: Sign is damaged, vandalized, or deteriorated, and as a result, is not readable. OR Sign is missing. Comments Severe: Missing signs should only be recorded where a sign is required. This would follow from evidence that a sign has been removed through vandalism and/or neglect, etc. Graffiti (Market Appeal) Visual observation of a crude, (not recognizable as an art form), inscription or drawing scratched, painted or sprayed on a building surface, retaining wall, or fence so as to be seen by the public. Note: Do not count full wall murals and similar art forms as graffiti. Severity Defined Minor: Visual graffiti observed in at least one location/area. Major: Graffiti observed in 2-5 locations/areas. Severe: Graffiti observed in 6 or more locations/areas. Litter (Market Appeal) Subject to disorderly accumulation of objects, especially carelessly discarded trash located on the property. Note: Excessive litter should be judged as you would view a city park in America. Severity Defined Minor: N/A. Major: Excessive litter is observed on the property. Severe: N/A Cracks (Parking Lots/Driveways/Roads) Visible faults in the pavement, including longitudinal, lateral, alligator, etc. This does not include cracks from settlement/ heaving. Severity Defined Minor: N/A. Major: A crack which is up to \1/2\'' wide. Severe: A crack larger than \1/2\'' or multiple cracks accompanied by surface deterioration. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Ponding (Parking Lots/Driveways/Roads) A visible accumulation of water and/or ice collecting in a depression on an otherwise flat plane. Severity Defined Minor: Shallow accumulation of water (less than 3''). Major: An accumulation of water that affects the use of a section of a parking lot/driveway more than 3'' in depth. Parking lot/driveway is passable. Severe: An accumulation of water that has rendered a parking lot/driveway unusable. Potholes/Loose Material (Parking Lots/Driveways/Roads) A hole resulting from road surface failure; or loose, freestanding aggregate material is observed resulting from deterioration. Severity Defined Minor: Failure of pavement due to potholes or loose material that has not penetrated to or exposed the subsurface. Major: Failure of pavement due to potholes or loose material that has penetrated to or exposed the subsurface. Severe: Loose material and/or potholes that render a parking lot/driveway unusable/unpassable. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Settlement/Heaving (Parking Lots/Driveways/Roads) Pavement that sinks and/or rises due to failure of subbase materials. Note: If there is a visible accumulation of water and/or ice collecting in the depression, record the observation under ponding. Severity Defined Minor: Visual indication of settlement/heaving with no visible surface cracks. Major: Visual indication of settlement/heaving evidenced by cracks and deteriorated surface material. Severe: Settlement/Heaving that renders a parking lot/driveway unusable/unpassable and/or creates unsafe pedestrian conditions. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Damaged/Broken Equipment (Play Areas and Equipment) Forcibly fractured into pieces or shattered, incomplete, inoperable, or missing. Severity Defined Minor: Visual estimate indicates some equipment (less than 50%) does not operate correctly or is missing but pose no safety risk. Major: Visual estimate indicates most of the equipment (more than 50%) does not operate correctly or is missing but pose no safety risk. Severe: Equipment poses a threat to safety capable of causing injury. Deteriorated Play Area Surface (Play Areas and Equipment) Damage to play area caused by cracking, heaving, settling, ponding, potholes, loose materials, erosion, rutting, etc. Severity Defined Minor: Up to 10% of total surveyed play area surface shows signs of deterioration. Major: Deterioration of 10 to 50% of total surveyed play area surface. Severe: Deterioration of more than 50% of the surveyed play area surface. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Broken/Damaged Enclosure (Refuse Disposal) The outdoor enclosed area which serves as a trash/refuse site is broken or damaged including its walls. Note: This does not include areas not designed as trash/refuse enclosures such as curb pick-up. Address condition of slab at parking lots/driveways/roads. Severity Defined Minor: N/A. Major: A single wall or gate has holes or missing components. Severe: A single wall or gate of the enclosure has collapsed or is leaning and in danger of falling. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Inadequate Outside Storage Space (Refuse Disposal) Insufficient capacity for the proper storage of refuse until disposal. Note: This does not include curb side pick-up areas. Severity Defined Minor: Appearance of storage area is unsightly and needs improvement, or the area surrounding the refuse storage area is impacted by the presence of unpleasant odors. Major: N/A. Severe: Trash cannot be stored in the designated area due to under-capacity of refuse storage. Damaged/Broken/Cracked (Storm Drainage) Separated into pieces. Broken, but not into parts (fractured). Severity Defined Minor: N/A. Major: Visible structural damage/failure impacting the system's effectiveness. Significant visible fracture evidence by large, visible cracks. Severe: Visible deterioration or failure of a large section yielding an inoperable system. Debris/Obstruction/Sediment (Storm Drainage) Partial or complete blockage by broken or collapsed pipe, infiltration of tree roots, accumulation of sediment, or other obstructions. Severity Defined Minor: N/A. Major: Accumulation of debris or sediment which causes or has the estimated potential of significantly reducing the flow of storm water. Severe: Complete blockage of the system due to accumulation of a large quantity of debris causing backups into adjacent area(s). Broken/Missing Hand Railing (Walkways/Steps) The hand rail is damaged or non-existent. Severity Defined Minor: N/A. Major: N/A. [[Page 26194]] Severe: The hand-rail for four or more stairs is completely missing or damaged, loose or otherwise unusable. Cracks/Settlement/Heaving (Walkways/Steps) Visible faults in the pavement, including longitudinal, lateral, alligator, etc. Pavement that sinks and/or rises due to failure of subbase materials. Note: This does not include cracks on parking lots/driveways or roads. Severity Defined Minor: N/A. Major: Evidence of cracks or other defects which do not affect traffic ability. Severe: Cracks/hinging/tilting and/or missing sections that affect traffic ability. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Spalling (Walkways/Steps) A concrete or masonry walkway that is flaking, chipping or crumbling, possible exposing underlying reinforcing material. Severity Defined Minor: Small areas, (4'' x 4'' or less), of walkway/stairs are affected. Major: N/A. Severe: Large areas, (greater than 4'' x 4''), of walkway/ stairs are impacted and affects traffic ability. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Building Exterior Inspectable Items Items to inspect for ``Building Exterior'' are as follows: Doors Foundations Roofs Windows Fire Escapes Lighting Walls Doors (Building Exterior) Means of access to the interior of a building or structure. Doors provide privacy, control passage, maintain security, provide fire and weather resistance. Includes entry to maintenance areas, boiler and mechanical rooms, electrical vaults, storage areas, etc. Note: This does not include unit doors. This inspectable item can have the following deficiencies: Broken/Missing Glazing/Glass Damaged Hardware/Locks Deteriorated/Missing Caulking Seals Damaged/Missing Screen/Storm/Security Door Damaged Frames/Threshold/Lintels/Trim Damaged Surface (Holes/Paint/Rusting) Missing Door Fire Escapes (Building Exterior) All buildings must have acceptable fire exits. This includes both stairway access doors & external exits. These can include external fire escapes, fire towers, operable windows on the lower floors with easy access to the ground or a back door opening onto a porch with a stairway leading to the ground. This inspectable item can have the following deficiencies: Blocked Egress/Ladders Visibly Missing Components Foundations (Building Exterior) Lowest level structural wall or floor responsible for transferring the building's load to the appropriate footings and soil. Materials may include concrete, stone, masonry and wood. This inspectable item can have the following deficiencies: Cracks/Gaps Spalling/Exposed Rebar Lighting (Building Exterior) System to provide illumination of building exteriors and surrounding grounds. Includes fixtures, lamps, stanchions, poles, supports, and electrical supply that are associated with the building itself. Note: This does not include site lighting. This inspectable item can have the following deficiencies: Broken Fixtures Missing/Broken Bulbs Roofs (Building Exterior) Roof system consists of the structural deck, weathering surface, flashing, parapet, and drainage system. They may be flat or pitched. This inspectable item can have the following deficiencies: Damaged/Clogged Drains Damaged Vents Missing/Damaged Shingles Missing/Damaged Components from Downspout/Gutter Damaged Soffits/Fascia Damaged/Torn Membrane/Missing Ballast Ponding (Roofs) Walls (Building Exterior) The exterior enclosure of the building or structure. Materials for construction include concrete, masonry block, brick, stone, wood, glass block. Surface finish materials include metal, wood, vinyl, stucco. Note: This does not include foundation walls. This inspectable item can have the following deficiencies: Cracks/Gaps Missing Pieces/Holes/Spalling Missing/Damaged Caulking/Mortar Damaged Chimneys Stained/Peeling/Needs Paint Windows (Building Exterior) Window systems provide light, security, and exclusion of exterior noise, dust, heat, and cold. Frame materials include wood, aluminum, vinyl, etc. Note: This does not include windows that have defects noted from inspection from inside the unit. This inspectable item can have the following deficiencies: Broken/Missing/Cracked Panes Damaged Sills/Frames/Lintels/Trim Missing/Deteriorated Caulking/Glazing Compound Damaged/Missing Screens Security Bars Prevent Egress Peeling/Needs Paint Broken/Missing Glazing/Glass (Doors) The glass and/or compound/structure to support and hold glass or other materials within a frame are missing or broken. Severity Defined Minor: For one or more doors, glazing is inadequate to secure glass, but door is usable and presents no immediate security risk. Major: N/A. Severe: For at least one door, the operation, function, or security of the door is destroyed by the missing or broken glazing and/or glass. One door in this condition is sufficient to classify the door system as severe. Damaged Frames/Threshold/Lintels/Trim (Doors) The frame, header, jamb, threshold, lintels, or trim, is visibly warped, split, cracked, or broken in some manner. Severity Defined Minor: A single door's frame/threshold/lintel and/or trim is damaged but does not hinder door operation. The damaged door frame does not prevent door from being locked. Major: More than one door has the minor damage defined above. Severe: At least one door is rendered inoperable and/or unlockable due to damage to the door's frame/threshold/lintel and/or trim. Damaged Hardware/Locks (Doors) The attachments to a door to provide hinging, hanging, opening, closing, or security are damaged or missing. Includes locks, panic hardware, overhead door tracks, springs and pulleys, sliding door tracks and hangers, and door closures. Severity Defined Minor: A single door's hardware, as defined above, is damaged but does not hinder current door operation. The door functions, is lockable, and the door's panic hardware is operable. Major: More than one building exterior door has minor damaged hardware as defined above. Severe: A single door is rendered inoperable and/or unlockable (if locking is required) due to damage to the door's hardware. OR A single building exterior door's panic hardware is not operable. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Damaged Surface (Holes/Paint/Rusting) (Doors) Damage in the door surface that may affect either the surface protection or the strength of the door, or it may compromise building security. Includes holes, peeling/cracking/no paint, or significant rust. [[Page 26195]] Severity Defined Minor: Any one door has either: small holes (less than \1/4\ inch in diameter); cracking/peeling paint; and/or the door or its components are rusting. Major: If more than one building exterior door has minor surface damage as defined above. OR Any single door that has a hole or holes ranging in size from \1/4\ inch up to 1 inch in diameter. Severe: Any single door has a hole or holes larger than 1 inch in diameter, or significant peeling/cracking/no paint or rust that affects the integrity of the door surface. Deteriorated/Missing Caulking/Seals (Doors) Sealant and stripping designed to provide weather resistance or caulking is missing or deteriorated. Severity Defined Minor: For a single door, missing or deteriorated caulk is confined to small areas with no evidence of damage to the door and/ or surrounding structure. Major: For a single door, missing or deteriorated caulk is consistently evident for the majority of the door with no evidence of damage to the door and/or surrounding structure. OR 2 or more of the doors surveyed have minor deficiencies. Severe: For at least one door, missing or deteriorated caulking is evident along with evidence of leaks or damage to the door or surrounding structure; or more than half the total doors surveyed have minor caulking deficiencies. OR The seal is missing. Missing Door (Doors) Door is absent. Severity Defined Minor: N/A. Major: N/A. Severe: A single missing building exterior door constitutes a severe condition. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Blocked Egress/Ladders (Fire Escapes) Any part of the fire escape, including ladders, is visibly blocked in a way that limits or restricts clear egress. Severity Defined Minor: N/A. Major: N/A. Severe: Items are stored or barriers are present such that clear egress is restricted or blocked. Visibly Missing Components (Fire Escapes) Any components that affect functionality of the fire escape are visibly missing. Severity Defined Minor: N/A. Major: N/A. Severe: Functional components are visibly missing (such as one section of a ladder is not present or a railing is missing). Cracks/Gaps (Foundations) Visible split in the exterior of the lowest structural wall. Note: Cracks that show evidence of water penetration should be evaluated here. Severity Defined Minor: Visible hairline cracks that do not appear to provide opportunity for water penetration. OR Minor broken pieces from settlement (e.g., a single brick). Major: Cracks that exceed \1/8\'' in width or depth. May also provide opportunities for water penetration. OR Large pieces, such as numerous bricks, that are separated from the wall/floor. Severe: Large cracks or gaps visibly estimated to exceed \3/8\'' in width or depth possibly indicating a serious structural problem. OR Cracks that are the full depth of the wall and/or provide opportunity for water penetration. OR Wall/floor sections that are broken apart. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Spalling/Exposed Rebar (Foundations) The concrete or masonry wall that is flaking, chipping, or crumbling possibly exposing underlying reinforcing material (rebar). Severity Defined Minor: Spalling is confined to areas affecting less than 10% of the foundation wall area inspected. Major: Obvious large spalled area(s) affecting 10% to 50% of any individual foundation wall. Severe: Obvious significant spalled area(s) affecting 50% or more of any individual foundation wall. OR Spalling which causes any reinforcing material (rebar or other) to be exposed. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Broken Fixtures (Lighting) All or a portion of the lighting that is associated with the building itself. This does not include lighting attached to the building utilized for purposes such as lighting the site. Note: If a damaged fixture or fixtures presents a safety hazard, rate it as severe, and recorded manually as a health and safety concern. This includes, but is not limited to, broken fixtures that have the potential to fall on pedestrians, or fixtures that could lead to electrocution. Severity Defined Minor: N/A. Major: Between 10% and 50% of the lighting fixtures surveyed are visibly broken. The broken portion of the system does not constitute an obvious safety hazard. Severe: Over 50% of the lighting fixtures surveyed are visibly broken; or the broken portion of the system constitutes an obvious safety hazard. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards'' or ``Hazards.'') Missing/Broken Bulbs (Lighting) Lamps are missing or broken from fixtures. May include incandescent, fluorescent, mercury vapor, or others. Note: This does not include SITE Lighting. Site Lighting is covered under Site ``Lighting. Severity Defined Minor: N/A. Major: Between 10% and 50% of the fixtures surveyed have at least a single bulb visibly missing or broken. Severe: Over 50% of the fixtures surveyed have at least a single bulb visibly missing or broken. Comments Major: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards.'') Damaged/Clogged Drains (Roofs) The drainage system does not effectively remove water. Note: Generally, this deficiency applies to flat roofs. This does not include gutters and downspouts. Refer to Building Exterior--Roofs--Missing Components from Downspouts/Gutters. Severity Defined Minor: N/A. Major: Debris around or in a drain is observed with no evidence of ponding observed. OR Drain is damaged but still functions. Severe: Debris around or in a drain is observed with evidence of ponding observed. OR Damage is such that drain no longer functions. Comments Severe: Inspection by roofing specialist is recommended if doubt of the severity of the condition exists. Damaged Soffits/Fascia (Roofs) Soffit fascia and/or associated components are damaged. May provide visible opportunity for water penetration or other damage from natural elements. Severity Defined Minor: Damage to soffit/fascia is visible but no obvious opportunities for water penetration are observed. Major: N/A. Severe: Soffits/Fascia are missing (from where required) or damaged so that water penetration is visibly possible. [[Page 26196]] Comments Severe: Inspection by roofing specialist is recommended if doubt of the severity of the condition exists. Damaged Vents (Roofs) Damaged vents on or extending through the roof surface or components are damaged and/or missing. Vents may include, but is not limited to, ridge vents, soffit vents, gable vents, plumbing vents, or gas vent. Severity Defined Minor: The vents are visibly damaged but do not present an obvious risk to promote subsequent roof damage. Major: N/A. Severe: Vents are missing or visibly damaged to the extent that subsequent roof damage is possible. Damaged/Torn Membrane/Missing Ballast (Roofs) Visible rip or wear in the membrane. Includes punctures, holes, cracks, blistering, and separated seams. Note: Includes flashing. Severity Defined Minor: N/A. Major: Ballast has shifted and no longer performs function. Severe: Visible damage to the membrane with visible signs of current damage and/or leaks. Comments Severe: Inspection by roofing specialist is recommended if doubt of severity of the condition exists. Missing/Damaged Components from Downspout/Gutter (Roofs) Components of the drainage system are visibly missing. The system includes gutters, leaders, downspouts, splashblocks and drain openings. Note: This does not include clogged drains. Refer to Building Exterior--Roofs--Clogged Drains. Severity Defined Minor: Splashblocks are missing or damaged. Major: N/A. Severe: Drainage system components are visibly missing or damaged providing opportunities for damage to the roof, structure, exterior wall surface, interior, or surrounding grounds. Missing/Damaged/Shingles (Roofs) The shingles are missing or damaged which includes, but is not limited to, cracking, warping, cupping or deteriorated. Note: A square is defined as 100 square feet. Severity Defined Minor: N/A. Major: Up to 2 squares of surface material or shingles are missing. Severe: More than 2 squares of shingles are observed to be missing from surveyed roofing areas. Ponding (Roofs) Evidence of areas of standing water exists. Severity Defined Minor: N/A. Major: N/A. Severe: Evidence of standing water on roof causing potential or visible damage to roof surface or underlying materials. Comments Severe: Inspection by roofing specialist is recommended if doubt of the severity of the condition exists. Cracks/Gaps (Walls) Visible split, separation, or gap in the exterior walls. Severity Defined Minor: Crack that is less than 1/8 inch in width or depth. Major: Crack that exceeds 1/8 inch in width or depth. May also provide opportunities for water penetration. OR Pieces, such as numerous bricks, that are separated from the wall. Severe: Large crack or gap visibly estimated to exceed 3/8 inch in width or depth possibly indicating a serious structural problem. OR Crack that is the full depth of the wall and/or provides opportunity for water penetration. OR Wall sections that are broken apart. Comments Major: Request an inspection by a structural engineer if doubt about severity exists. Severe: Request an inspection by a structural engineer if doubt about severity exists. Damaged Chimneys (Walls) The chimney, including the portion extending above the roof line, has separated from the wall or has cracks, spalling, missing pieces, or broken sections. Severity Defined Minor: N/A. Major: Surface of chimney is cracking, spalling, or otherwise showing visible surface damage. Severe: Part or all of the chimney has visibly separated from the adjacent wall. Cracked or fallen pieces or sections may currently be present or there is a risk of falling pieces creating a safety hazard. Missing Pieces/Holes/Spalling (Walls) Deterioration, such as missing pieces, holes or spalling in the exterior wall surface. May also be attributed to rotting materials; or, concrete, stucco, or masonry wall is flaking, chipping, or crumbling. Severity Defined Minor: N/A. Major: Any missing piece, such as, a single brick or section of siding, or hole. OR Deterioration that affects an area up to 8\1/2\'' x 11''. Severe: Deterioration that causes any reinforcing material (re- bar) to be exposed. OR More than one missing piece, such as a few bricks, or section of siding or holes that affects an area larger than 8\1/2\'' x 11''. OR Any size hole that completely penetrates the exterior wall. Comments Major: Request an inspection by a structural engineer if doubt about severity exists. Severe: Request an inspection by a structural engineer if doubt about severity exists. Missing/Damaged Caulking/Mortar (Walls) Caulking designed to provide weather resistance or mortar is missing or deteriorated. Note: This doesn't include caulking relative to doors and windows as they are covered in other areas. All other caulking, etc. should be addressed here. Severity Defined Minor: Mortar is missing around a single masonry unit. OR Deteriorated caulk is confined to less than 12 inches. Major: Mortar is missing in around more than one contiguous masonry unit. OR Deteriorated caulking is evident in an area longer than 12 inches. Severe: N/A. Stained/Peeling/Needs Paint (Walls) Paint is cracking, flaking, otherwise deteriorated. Water damage or related problems have stained the paint. Note: This does not include walls that are not intended to have paint, such as most brick walls, etc. Severity Defined Minor: Visible observations estimate that less than 50% of a single building exterior wall is affected. Major: Visible observations estimate that more than 50% of a single building exterior wall is affected. Severe: N/A. Broken/Missing/Cracked Panes (Windows) Glass pane is broken, missing or cracked. Severity Defined Minor: Glass pane is cracked, but no sharp edges are present. Major: N/A. Severe: Glass pane is missing or broken. Damaged/Missing Screens (Windows) Screen is punctured, torn, is otherwise damaged or is missing. Severity Defined Minor: Screen has significant punctures, tears, is otherwise damaged or is missing. Major: N/A. Severe: N/A. Damaged Sills/Frames/Lintels/Trim (Windows) Window sills, frames, sash lintels, or trim are damaged by decay, rust, rot, corrosion, or other deterioration. [[Page 26197]] Severity Defined Minor: N/A. Major: Damage does not affect the window's intended operation. Severe: Damage affects the window's intended operation. Missing/Deteriorated Caulking/Glazing Compound (Windows) Caulking or glazing compound to provide weather resistance is missing or deteriorated. Note: This also includes Thermopane or insulated windows that have failed. Severity Defined Minor: Missing or deteriorated caulk or glazing compound is confined to small areas with no evidence of damage to the window and/or surrounding structure. Major: Missing or deteriorated caulk or glazing compound is consistently evident for the majority of the window with no evidence of damage to the window and/or surrounding structure. OR 2 or more of the windows surveyed have minor deficiencies. Severe: Evidence of leaks or damage to the window or surrounding structure. Peeling/Needs Paint (Windows) Paint covering the window assembly/trim is cracking, flaking, or otherwise failing; or window assembly/trim is not painted or is exposed to the elements. Note: This does not include windows that are not intended to be painted. Severity Defined Minor: Peeling paint and/or a window in need of paint is observed. Major: N/A. Severe: N/A. Security Bars Prevent Egress (Windows) Security bars are damaged, constructed or installed, such that egress is severely limited or impossible. Note: This does not include windows not designed or intended for egress. Severity Defined Minor: N/A. Major: N/A. Severe: The ability to exit through the window is limited by security bars that do not function properly and, therefore, pose safety risks. Deteriorated/Missing Caulking/Seals (Doors) Sealant and stripping designed to provide weather resistance or caulking is missing or deteriorated. Severity Defined Minor: For a single window, missing or deteriorated caulk is confined to small areas with no evidence of damage to the door and/ or surrounding structure. Major: For a single door, missing or deteriorated caulk is consistently evident for the majority of the door with no evidence of damage to the door and /or surrounding structure. OR 2 or more of the doors surveyed have minor deficiencies. Severe: For at least one door missing or deteriorated caulking is evident along with evidence of leaks or damage to the door surrounding structure; or more than half of the total door surveyed have minor caulking deficiencies. OR The seal is missing. Building Systems Inspectable Items Items to inspect for ``Building Systems'' are as follows: Domestic Water Elevators Exhaust System HVAC Electrical System Emergency Power Fire Protection Sanitary System Domestic Water (Building Systems) Portion of the building system that provides potable water conditioning, heating, and distribution taking its source from outside the building and terminating in domestic plumbing fixtures. The system typically consists of water conditioners (filters and softeners), water heaters, transfer and circulating pumps, strainers, and connecting piping, fittings, valves, and supports. Note: This does not include portion of water supply that connects to the heating and cooling system. Also, the delivery points of the system such as sinks and faucets in units or common areas. This inspectable item can have the following deficiencies: Central Hot Water Supply Inoperable Misaligned Ventilation System Rust/Corrosion on Heater Chimney Rust/Corrosion on Central Water Components Leaking Central Water Supply Missing Pressure Relief Valve Water Supply Inoperable Electrical System (Building Systems) Portion of the building system that safely provides electrical power throughout the building. Including equipment that provides control, protection, metering, and service. Note: This does not include transformers or metering that belongs to the providing utility. Equipment that is part of any emergency power generating system. Terminal equipment such as receptacles, switches, or panelboards that are located in the units or common areas. This inspectable item can have the following deficiencies: Blocked Access/Improper Storage Evidence of Leaks/Corrosion Missing Breakers Burnt Breakers Frayed Wiring Missing Covers Elevators (Building Systems) Vertical conveyance system for moving personnel, equipment, materials, household goods, etc. This inspectable item can have the following deficiency: Not Operable Emergency Power (Building Systems) Standby/backup equipment intended to supply illumination or power or both, (battery or generator set) during utility outage. This inspectable item can have the following deficiencies: Run-Up Records/Documentation Not Available Exhaust System (Building Systems) The system used to primarily exhaust stale air from the building. Primarily from the kitchen and bathroom areas. Note: This does not include elements related to the HVAC system. This inspectable item can have the following deficiencies: Roof Exhaust Fans Inoperable Fire Protection (Building Systems) Building System designed to minimize the effects of a fire. May include the following: fire walls and doors, portable fire extinguishers, and permanent sprinkler systems. Note: This does not include fire detection, alarm, and control devices. This inspectable item can have the following deficiencies: Missing Sprinkler Head Missing/Damaged/Expired Extinguishers HVAC (Building Systems) Portion of the building system that provides ability to heat or cool the air within the building. Includes equipment such as boilers, burners, furnaces, fuel supply, hot water and steam distribution, and associated piping, filters, and equipment. Also includes air handling equipment and associated ventilation ducting. This inspectable item can have the following deficiencies: Boiler/Pump Leaks Fuel Supply Leaks General Rust/Corrosion Gas Fired Unit--Missing/Misaligned Chimney Sanitary System (Building Systems) Portion of the building system that provides for the disposal of waste products with discharge to the local sewage system. Can include sources such as domestic plumbing fixtures, floor drains, and other area drains. Consists of floor drains and traps, collection sumps, sewage ejectors, sewage pumps, and collection piping, fittings, valves, and supports. Note: This does not include site storm drainage. Refer to Site-- Storm Drainage. This inspectable item can have the following deficiencies: Broken/Leaking/Clogged Pipes or Drains (Sanitary System) Missing Drain/Cleanout/Manhole Covers Central Hot Water Supply Inoperable (Domestic Water) Hot water is unavailable. Severity Defined Minor: N/A. [[Page 26198]] Major: N/A. Severe: After running for several minutes, water from hot water taps is not warmer than room temperature. Leaking Central Water Supply (Domestic Water) Water visibly leaking from any water system component. Includes valve flanges, stems, bodies, hose bibbs or from any domestic water tank or its pipe or pipe connections. Note: This includes both hot and cold water. Severity Defined Minor: N/A. Major: N/A. Severe: Water is visibly leaking. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards''.) Misaligned Ventilation System (Domestic Water) The ventilation system on a gas/oil fired water heater is misaligned. Severity Defined Minor: N/A. Major: N/A. Severe: Any misalignment/damaged which may cause improper or dangerous venting of exhaust gases. Missing Pressure Relief Valve (Domestic Water) Pressure relief valve on central hot water heating system is not present. Note: This does not include the pipe from the PRV to the floor. Severity Defined Minor: N/A. Major: N/A. Severe: No pressure relief valve present. Rust/Corrosion on Central Water Components (Domestic Water) The material condition of the equipment and/or associated piping shows evidence of flaking, discoloration, pitting or crevices. Severity Defined Minor: N/A. Major: Significant formations of metal oxides are visible or a noticeable pit or crevice has developed. Severe: Condition has rendered equipment and/or piping inoperable. Rust/Corrosion on Heater Chimney (Domestic Water) The material condition of the water heater chimney shows evidence of flaking, discoloration, pitting or crevices. Severity Defined Minor: N/A. Major: N/A. Severe: The water heater chimney shows evidence of flaking, discoloration, pitting or crevices which may result in holes, ultimately, allowing leaks of toxic gases from the chimney. Water Supply Inoperable (Domestic Water) Water is unavailable at unit or common area faucets. Severity Defined Minor: N/A. Major: N/A. Severe: Running water is unavailable within any area of the building. Blocked Access/Improper Storage (Electrical System) The placing of any object that will delay or prevent access to any panelboard or main power switch. Severity Defined Minor: N/A. Major: N/A. Severe: One or more items are placed in front of the building systems' electrical panel. Burnt Breakers (Electrical System) Breakers having carbon on the plastic body, or plastic body is melted and scarred. Severity Defined Minor: N/A. Major: N/A. Severe: Any signs of carbon residue or breaker is melted and/or has arcing scars. Evidence of Leaks/Corrosion (Electrical System) Liquid stains, rust marks or other signs of corrosion are found on electrical enclosures or hardware. Note: Do not address surface rust if it does not affect the condition of the electrical enclosure. Severity Defined Minor: N/A. Major: N/A. Severe: Any corrosion that affects the condition of the current carrying components. Stains and/or rust on the interior of electrical enclosures or evidence of water leaks are present in the enclosure or hardware. Frayed Wiring (Electrical System) Insulation may be frayed, stripped, or removed resulting in a potentially dangerous condition. Note: This does not include any wires not intended to be insulated, such as grounding wires. Severity Defined Minor: N/A. Major: N/A. Severe: Nicks, abrasions or fraying of the insulation. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards.'') Missing Breakers (Electrical System) An open circuit breaker position in a panel-board, main panel board or other electrical box containing circuit breakers; not appropriately blanked-off. Severity Defined Minor: N/A. Major: N/A. Severe: Open breaker port. Missing Covers (Electrical System) Missing covers on any electrical device box, panel box, switch gear box, control panel, etc., where visible electrical connections are exposed. Severity Defined Minor: N/A. Major: N/A. Severe: Cover is missing resulting in exposed visible electrical connections. Not Operable (Elevators) Elevator will not ascend or descend. Door will not open or close. Door opens without cab being present. Severity Defined Minor: N/A. Major: N/A. Severe: Any elevator that is either inoperable or doors open without cab present. Auxiliary Lighting Inoperable (Emergency Power) Emergency lighting which provides illumination during periods of power outage. Severity Defined Minor: N/A. Major: N/A. Severe: Auxiliary lighting does not function. Severity Defined Minor: N/A. Major: Current records (within the last 12 months) are lost but old records demonstrate proper use. Severe: No records are available. Roof Exhaust Fans Inoperable (Exhaust System) The ventilation system to exhaust kitchen and/or bathroom air is inoperable. Severity Defined Minor: N/A. Major: N/A. Severe: Roof exhaust fan unit is inoperable. Missing Sprinkler Head (Fire Protection) Any sprinkler head connected to the central fire protection system is missing, visibly disabled, blocked, and/or capped. Severity Defined Minor: N/A. Major: N/A. Severe: Any sprinkler head is missing, visibly disabled, blocked, and/or capped. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Missing/Damaged/Expired Extinguishers (Fire Protection) A portable fire extinguisher is not in its proper location, is damaged or the extinguisher certification has expired. Note: This includes fire hoses in fire cabinets. Severity Defined Minor: N/A. [[Page 26199]] Major: N/A. Severe: Missing or damaged extinguisher, or expired extinguisher certificate is observed. Boiler/Pump Leaks (HVAC) Escaping of water/steam from unit casing or system piping. Note: This does not include fuel supply leaks. See Building Systems--HVAC fuel supply leaks. Also, don't include steam escaping from pressure relief valves. Severity Defined Minor: N/A. Major: N/A. Severe: Visible leak is observed. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Include but not limited to ``Hazards.'') Fuel Supply Leaks (HVAC) There is evidence of fuel escaping from a fuel storage tank or fuel line. Severity Defined Minor: N/A. Major: N/A. Severe: Any leakage of fuel from the supply tank or piping. Gas Fired Unit--Missing/Misaligned Chimney (HVAC) The exhaust system on a gas/oil fired unit is misaligned. Severity Defined Minor: N/A. Major: N/A. Severe: Any misalignment which causes improper or dangerous venting of gases. General Rust/Corrosion (HVAC) The material condition of the equipment and/or associated piping/ducting shows evidence of flaking, discoloration, pitting or crevices. Severity Defined Minor: N/A. Major: Significant formations of metal oxides are visible or a noticeable pit or crevice has developed. Severe: Condition has rendered equipment and/or piping inoperable. Broken/Leaking/Clogged Pipes or Drains (Sanitary System) Any visible leaks in sanitary system components or visibly clogged drains. Severity Defined Minor: N/A. Major: N/A. Severe: Visible active leaks are observed within or around the system components. Standing water, puddles, or ponding have occurred which is indicative of leaks or clogged drains. Missing Drain/Cleanout/Manhole Covers (Sanitary System) The protective covers are not present. Note: This also includes covers observed while walking the site. Severity Defined Minor: N/A. Major: N/A. Severe: Cover is missing. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Include but is not limited to ``Air Quality'', ``Hazards.'') Common Areas Inspectable Items Items to inspect for ``Common Areas'' are as follows: Basement/Garage/Carport Closet/Utility/Mechanical Community Room Day Care Halls/Corridors/Stairs Kitchen Laundry Room Lobby Office Other Community Spaces Patio/Porch/Balcony Pools and Related Structures Restrooms/Pool Structures Storage Trash Collection Areas Basement/Garage/Carport (Common Areas) Basement: the lowest habitable story of a building, usually below ground level. Garage: a building or wing of a building in which to park a car. Carport: a roof projecting from the side of a building or free standing, used to shelter an automobile. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Closet/Utility/Mechanical (Common Areas) An enclosed room or closet housing machines and/or equipment that service the building. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Community Room (Common Areas) Meeting place used by members of a community for social, cultural, or recreational purposes. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Smoke Detector Stairs/Hand Railings Walls Damaged Windows Damaged Day Care (Common Area) Place that provides daytime supervision, training, and medical services for preschool children or for the elderly. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Halls/Corridors/Stairs (Common Areas) Passageway in a building, which organizes its rooms, apartments and staircases. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged Graffiti HVAC System Damaged Lighting Damaged/Inoperable Mailboxes Damaged Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Kitchen (Common Areas) A place where food is cooked or prepared. The facilities and equipment used in preparing and serving food. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged Kitchen Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Laundry Room (Common Areas) Place where soiled clothes and linens are washed and/or dried. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Laundry Room Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Lobby (Common Area) A foyer, hall, or waiting room at or near the entrance of a building. This inspectable item can have the following deficiencies: [[Page 26200]] Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Office (Common Areas) Place in which business, professional, or clerical activities are conducted. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Other Community Spaces (Common Areas) This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Patio/Porch/Balcony (Common Areas) Covered entrance to a building, usually with a separate roof or a recreation area that adjoins a unit. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged Lighting Damaged/Inoperable Outlets/Switches Damaged Patio/Porch/Balcony Stairs/Hand Railings Damaged Walls Damage Windows Damaged Pools and Related Structures (Common Areas) Swimming pools and related structures including fencing, etc. This inspectable item can have the following deficiencies: Pool and Related Structures--Damaged/Not Operational Restrooms/Pool Structures (Common Area) A room equipped with a water closet or toilet, tub and/or shower, sink, cabinet(s) and/or closet. This includes locker rooms or bathhouses associated with swimming pools. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Damaged Restrooms Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Storage (Common Areas) A room in which items are kept for future use. This inspectable item can have the following deficiencies: Ceiling Damaged Doors Damaged Floors Damaged HVAC System Inoperable Lighting Damaged/Inoperable Outlets/Switches Damaged Smoke Detector Inoperable Stairs/Hand Railings Damaged Walls Damaged Windows Damaged Trash Collection Areas (Common Areas) Collection areas for trash/garbage common pick-up. This inspectable item can have the following deficiencies: Trash Collection Areas Electrical--Blocked Access/Improper Storage (Common Areas) The placing of any object that will delay or prevent access to any panelboard or main power switch. Severity Defined Minor: N/A. Major: N/A. Severe: One or more items are placed in front of the unit's electrical panel, impeding accessibility in time of an emergency. Electrical--Burnt Breakers (Common Areas) Breakers having carbon on the plastic body, or plastic body is melted or scarred. Severity Defined Minor: N/A. Major: N/A. Severe: Any signs of carbon residue or breaker is melted and/or has arcing scars. Electrical--Evidence of Leaks/Corrosion (Common Areas) Liquid stains, rust marks or other signs of corrosion are found on electrical enclosures or hardware. Note: Do not address surface rust if it does not affect the condition of the electrical enclosure. Severity Defined Minor: N/A. Major: N/A. Severe: Any corrosion that affects the condition of the current carrying components. Stains and/or rust on the interior of electrical enclosures or evidence of water leaks are present in the enclosure or hardware. Electrical--Frayed Wiring (Common Areas) Insulation may be frayed, stripped, or removed resulting in a potentially dangerous condition. Note: This does not include any wires not intended to be insulated, such as grounding wires. Severity Defined Minor: N/A. Major: N/A. Severe: Nicks, abrasions or fraying of the insulation. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards.'') Electrical--Missing Breakers (Common Areas) An open circuit breaker position in a panel-board, main panel board or other electrical box containing circuit breakers; not appropriately blanked-off. Severity Defined Minor: N/A. Major: N/A. Severe: Open breaker port. Electrical--Missing Covers (Common Areas) Missing covers on any electrical device box, panel box, switch gear box, control panel, etc., where visible electrical connections are exposed. Severity Defined Minor: N/A. Major: N/A. Severe: Cover is missing resulting in exposed visible electrical connections. Ceiling--Bulging/Buckling (Common Areas) Ceiling has bowed, deflected, is sagging, or has deviated from original horizontal alignment. Severity Defined Minor: N/A. Major: N/A. Severe: Bulging, buckling, or sagging is observed. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Ceiling--Holes/Missing Tiles/Panels/Cracks (Common Areas) Punctures in the ceiling surface. May or may not penetrate completely. Panels or tiles may be missing or damaged. Severity Defined Minor: Small holes or missing tile/panel found in a ceiling, visually estimated at no larger than a sheet of paper (8\1/2\ x 11 inches). Hole does not fully penetrate into the area above (cannot see through it). Major: A hole or missing tile/panel is found which is visually estimated to be larger than a sheet of paper (8\1/2\ x 11 inches) but does not fully penetrate into the area above (cannot see through it). OR A crack greater than \1/8\'' wide and a minimum of 11'' long. Severe: Any hole is found which fully penetrates into the area above (can see through the hole to upper space). [[Page 26201]] Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Hazards.'') Ceiling--Needs Paint (Common Areas) Paint is peeling, cracking, flaking, otherwise deteriorated, or surface is not painted. Severity Defined Minor: Area affected is less than 4 square feet. Major: Area affected is greater than 4 square feet. Severe: N/A. Ceiling--Water Stains/Water Damage/Mold/Mildew (Common Areas) Visible evidence of water infiltration, mold, or mildew exists. Damage such as saturation or surface failure may have occurred. Severity Defined Minor: For a single ceiling, visible indication of a leak, mold, or mildew, such as a darkened area, exists over a small area (less than 4 sq. ft.). Water may or may not be evident. Visual observations estimate that less than 10% of the ceiling surface area is affected. Major: For a single ceiling, visible indication of a leak mold or mildew, such as a darkened area, exists over a large area (more than 4 sq. ft.). Water may or may not be evident. OR Visual observations estimate that 10% to 50% of the ceiling area has minor damage. Severe: Visual observations estimate that a large portion (50% of its surface area) of one ceiling has been exposed to substantial saturation or damage due to water, mold, or mildew. Visible cracks, moist areas, mold, or mildew are evident. The ceiling surface may have failed. OR Cases where visual observations estimate that more than 50% of the ceiling area shows minor defined signs of damage, stains, mold, or mildew. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Air Quality.'') Doors--Broken/Missing Glazing/Glass (Common Areas) The glass and/or compound/structure to support and hold glass or other materials within a frame are missing or broken. Severity Defined Minor: For one or more doors, glazing is inadequate to secure glass, but door is usable and presents no immediate security risk. Major: N/A. Severe: For at least one door, the operation, function, or security of the door is destroyed by the missing or broken glazing and/or glass. One door in this condition is sufficient to classify the door system as severe. Doors--Damaged Surface (Holes/Paint/Rusting) (Common Areas) Damage in the door surface that may affect either the surface protection or the strength of the door, or it may compromise building security or privacy. Includes holes, peeling/cracking/no paint, or significant rust. Note: A restroom, fire door, or entry door impacted is severe. Severity Defined Minor: Any one door has either: small holes (less than \1/4\ inch in diameter); cracking/peeling paint; and/or the door or its components are rusting. Major: If more than one building exterior door has minor surface damage as defined above. OR Any single door that has a hole or holes ranging in size from \1/4\ inch up to 1 inch diameter. Severe: Any single door has a hole or holes larger than 1 inch in diameter or significant peeling/cracking/no paint or rust that affects the integrity of the door surface. Doors--Damaged Frames/Threshold/Lintels/Trim (Common Areas) The frame, header, jamb, threshold, lintels, or trim, is visibly warped, split, cracked, or broken in some manner. Severity Defined Minor: A single door's frame/threshold/lintel and/or trim is damaged but does not hinder door operation. The damaged door frame does not prevent door from being locked. Major: More than one door has the minor damage defined above. Severe: At least one door is rendered inoperable and/or unlockable due to damage to the door's frame/threshold/lintel and/or trim. OR Minor damage as defined above affects a restroom, entry, or fire door. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Hazards.'') Doors--Damaged Hardware/Locks (Common Areas) The attachments to a door to provide hinging, hanging, opening, closing, or security are damaged or missing. Includes locks, panic hardware, overhead door tracks, springs and pulleys, sliding door tracks and hangers, and door closures. Severity Defined Minor: A single door's hardware, as defined above, is damaged but does not hinder current door operation. The door functions, is lockable, and the door's panic hardware is operable. Major: More than one door has minor damaged hardware as defined above. Severe: A single door is rendered inoperable and/or unlockable due to damage to the door's hardware. OR Minor damaged as defined above affects a restroom, entry fire door. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Doors--Deteriorated/Missing Seals (Common Areas) The seals and stripping around the door(s) designed to provide fire resistance are damaged or missing. Severity Defined Minor: N/A. Major: N/A. Severe: For a single door the seals are missing. Doors--Missing Door (Common Areas) Door is absent. Note: A restroom, entry or fire door impacted is severe. Severity Defined Minor: The missing door is not a restroom, entry, or fire door. Major: Missing doors are not an entry, restroom, or fire door. They present no hazard and visual observation shows two doors or up to 50% of the doors are missing. Severe: The missing door is a restroom, entry, or fire door. OR Visual observation estimates more than 50% of the doors are missing. Comments Severe: If condition is a health and safety concern it must be recorded manually. (Includes but not limited to ``Hazards.'') Floors--Bulging/Buckling (Common Areas) Floor has bowed, deflected, is sagging, or has deviated from original horizontal alignment. Severity Defined Minor: N/A. Major: N/A. Severe: Bulging, buckling, or sagging is observed. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Floors--Floor Covering Damaged (Common Areas) Damage to the carpet, tiles, wood, sheet vinyl, or other floor covering. Severity Defined Minor: For a single floor, floor covering may have stains, surface burns, shallow cuts, small holes, tears, loose areas or exposed seams. The covering is fully functional. Visual observation estimates that less than 10% of the floor area is affected. Does not present a safety hazard. Major: For a single floor, covering may have burn marks, cuts, tears, holes, or large sections of exposed seams in traffic areas exposing the underlying material. The covering does not present a safety hazard. Visual observations estimate that 10% to 50% of the floors are affected. Severe: For a single floor, large sections of the covering are damaged estimated at more than 50% of the floor area. OR Floor covering damage that exposes the underlying material. OR [[Page 26202]] Covering that has failed in most traffic areas. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Floors--Missing Flooring (Common Areas) Flooring such as terrazzo, hardwood, ceramic tile or other flooring material is missing. Severity Defined Minor: For a single floor small holes in areas of the floor surface. Visual observations estimate less than 10% of the floors surveyed are affected. No safety problems exist due to this condition. Major: Visual observations estimate 10% to 50% of the floors have minor holes/damage. No safety problem exists due to this condition. Severe: Visual observations estimate more than 50% of the floors are affected by minor holes/damage; or the holes are sufficient for safety to be compromised. One concern involving compromised safety is sufficient to classify the floor system as severe. Floors--Needs Paint (Common Areas) For floors that are painted, paint is peeling, cracking, flaking, or otherwise deteriorated. Note: This applies to any painted floor surface, typically concrete. Severity Defined Minor: For a single floor, a peeling condition exists. Up to or less than 50% of the floor is affected. Major: For a single floor, a peeling condition exists. More than 50% of the floor is affected. Severe: N/A. Floors--Rot/Deteriorated Subfloor (Common Areas) Subfloor has decayed or is decaying. Severity Defined Minor: N/A. Major: Condition is slightly noticeable. Small areas of rot or spongy flooring are found. Inspection observations estimate less than 10% of the floors are affected. Severe: Large areas of rot are readily visible. Application of weight causes noticeable deflection. Inspection observations estimate more than 10% of floors are affected. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Floors--Water Stains/Water Damage/Mold/Mildew (Common Areas) Visible evidence of water infiltration, mold, or mildew exists. Damage such as saturation or surface failure may have occurred. Severity Defined Minor: N/A. Major: Visible indication of a water stain, mold, or mildew, such as darkened area, exists over a small area (4 sq. ft. or less). Water may or may not be evident. Severe: Visual observations estimate that a large portion of floor has been exposed to substantial saturation or damage due to water, mold, or mildew. Visible cracks, mold, moist areas and flaking are evident. The floor surface may have failed. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Air Quality,'' ``Hazards.'') Lighting Damaged/Inoperable (Common Areas) Lighting fixture is damaged, inoperable, or missing. Severity Defined Minor: N/A. Major: The permanent lighting fixture is damaged, inoperable or missing. Severe: N/A. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards,'' ``Hazards.'') Outlets/Switches/Cover Plates--Missing/Broken (Common Areas) The flush plate used to cover the opening surrounding a switch or outlet is damaged or does not exist. Switch or outlet is missing. Severity Defined Minor: Outlet or switch has broken cover plate which does not result in exposed wiring. Major: N/A. Severe: An outlet or switch is missing. OR A cover plate is missing or broken resulting in exposed wiring. Smoke Detector--Missing/Inoperable (Common Areas) Smoke detector will not activate, or is missing. Severity Defined Minor: N/A. Major: N/A. Severe: A single missing or inoperable smoke detector is severe. Stairs--Broken/Missing Hand Railing (Halls/Corridors/Stairs) The hand rail is damaged or non-existent. Severity Defined Minor: N/A. Major: N/A. Severe: The hand-rail for four or more stairs is completely missing or damaged, loose or otherwise unusable. Stairs--Broken/Damaged/Missing Steps (Halls/Corridors/Stairs) The horizontal tread or stair surface is damaged or non- existent. Severity Defined Minor: N/A. Major: N/A. Severe: Step is broken, damaged or missing. Mailbox Missing/Damaged (Halls/Corridors/Stairs) Mailbox does not function properly due to deterioration, damage, or is absent. Severity Defined Minor: Mailbox is damaged, vandalized, or deteriorated, but functional. Major: N/A. Severe: Mailbox is damaged, vandalized, or deteriorated, and as a result, is not functional. OR Mailbox is missing. Graffiti (Halls/Corridors/Stairs) Visual observation of a crude, (not recognizable as an art form), inscription or drawing scratched, painted or sprayed on a building surface, retaining wall, or fence so as to be seen by the public. Note: Do not count full wall murals and similar art forms as graffiti. Severity Defined Minor: Visual graffiti observed in at least one location/area. Major: Graffiti observed in 2-5 locations/areas. Severe: Graffiti observed in 6 or more locations/areas. Walls--Bulging/Buckling (Common Areas) Wall has bowed, deflected, sagged or has deviated from original vertical alignment. Severity Defined Minor: N/A. Major: N/A. Severe: Bulging/Buckling or sagging is observed. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Walls--Damaged/Deteriorated Trim (Common Areas) Cove molding, chair rail, base molding or other decorative trim is damaged or has decayed. Severity Defined Minor: Small areas of deterioration in the trim surfaces. Visual observations estimate that less than 10% of the wall area surveyed is affected. Major: Large areas of deterioration in the trim surfaces. Visual observations estimate that 10% to 50% in any of the wall area surveyed is affected. Severe: Significant areas of deterioration in the wall surfaces. Visual observations estimate that more than 50% of the wall area surveyed is affected. Walls--Damaged (Common Areas) Punctures in the wall surface. May or may not penetrate completely. Panels or tiles may be missing or damaged. Does not include small holes created by hanging pictures, etc. Severity Defined Minor: A hole missing tile/panel, or other damage found in a wall, visually estimated at no larger than 8\1/2\ x 11 inches. Hole does not fully penetrate into the adjoining room (cannot see through it). [[Page 26203]] Major: A hole missing tile/panel or other damage wall that is larger than a sheet of paper (8\1/2\ x 11). OR A crack greater than \1/8\'' in wide and a minimum of 11'' long. Severe: A hole of any size is found in one or more walls which fully penetrates into an adjoining room (can see through the hole). OR Two or more walls have major holes. Walls `` Needs Paint (Common Areas) Paint is peeling, cracking, flaking, otherwise deteriorated. Severity Defined Minor: Area affected is less than 4 square feet. Major: Area affected is greater than 4 square feet. Severe: N/A. Walls--Water Stains/Water Damage/Mold/Mildew (Common Areas) Walls are not watertight. Visible evidence of water infiltration, mold, or mildew exists. Damage such as saturation or surface failure may have occurred. Severity Defined Minor: For a single wall, visible indication of a leak, mold, or mildew, such as darkened area, exists over a small area. (less than 4 sq. ft. by visual estimate). Water may or may not be evident. Major: For a single wall, visible indication of a leak exists over a large area (visually estimated at more than 4 sq. ft.). Water is probably evident. Major: Visual observation estimates that a large portion (more than 50% of the surface) of one or more walls have been exposed to substantial saturation or damage due to water, mold, or mildew. Visible cracks, moisture area, mold and flaking are evident. The wall surface may have failed. One occurrence of this condition is sufficient to classify the wall system as severe. OR Visual observations estimate that more than 50% of the wall surface in any one area shows signs of water damage, stains, mold, or mildew. Windows--Cracked/Broken/Missing Panes (Common Areas) Glass or pane is cracked, broken or missing. Severity Defined Minor: Cracked window pane is observed. Major: N/A. Severe: Glass pane is broken or missing. Windows--Damaged Window Sill (Common Areas) The horizontal member of the window that bears the upright portion of the frame is damaged. Severity Defined Minor: Sill is damaged but still present. The inside of the surrounding wall is not exposed. No impact to window operation or weather tightness is visually apparent. Major: Sill is missing or damaged enough to expose the inside of the surrounding walls and/or compromise its weather tightness. Severe: N/A. Windows--Security Bars Prevent Egress (Common Areas) Security bars are damaged, constructed or installed such that egress is severely limited or impossible. Note: This does not include windows not designed or intended for egress. Severity Defined Minor: N/A. Major: N/A. Severe: The ability to exit through the window is limited by security bars that do not function properly and, therefore, pose safety risks. HVAC--Gas Fired Unit--Missing/Misaligned Chimney (Common Areas) The exhaust system on a gas fired unit is misaligned. Severity Defined Minor: N/A. Major: N/A. Severe: Any misalignment which causes improper or dangerous venting of gases. HVAC--Inoperable (Common Areas) The heating, cooling, or ventilation system is inoperable. Severity Defined Minor: N/A. Major: N/A. Severe: The HVAC does not function, providing neither necessary heating or cooling as designed. System does not respond when the controls are engaged. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') HVAC--Noisy/Vibrating/Leaking (Common Areas) The HVAC distribution components, including fans, are the source of abnormal noise, unusual vibration, or leaks. Severity Defined Minor: N/A. Major: The HVAC system exhibits or shows signs of abnormal vibration, other noise or leaks when engaged. The condition does not prevent the system from providing heating or cooling sufficient to maintain a minimum temperature range in the major living areas of the unit. Severe: N/A. HVAC--Radiator Covers Missing/Damaged (Common Areas) Radiator cover is missing, damaged or inoperable. Severity Defined Minor: N/A. Major: Radiator is damaged, impeding proper heating and cooling, but not creating any type of safety hazard. Severe: Radiator is missing, damaged or substantially not installed to burn, fan or other potentially serious hazards. HVAC--Rusted/Corroded (Common Areas) The material condition of the equipment and/or associated piping/ducting shows evidence of flaking, discoloration or pitting. Severity Defined Minor: N/A. Major: Significant formations of metal oxides are visible or a noticeable pit or crevice has developed. Severe: Condition has rendered equipment and/or piping inoperable. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Call-for-Aid Inoperable (Common Areas) Call-for-Aid is inoperable. Severity Defined Minor: N/A. Major: N/A. Severe: System does not function as intended. Countertops--Missing/Damaged (Common Areas) A flat work surface in a kitchen often integral to lower cabinet space is missing or deteriorated. Severity Defined Minor: Counter-top surface is discolored; materials have begun to separate or minor scratching and chipping is present. Major: Surface shows advanced stage of deterioration and/or scratching, chipping. Severe: Countertop working surface is missing or deteriorated and/or damaged and does not provide a sanitary surface to prepare food. Cabinets--Missing/Damaged (Common Areas) A case, box or piece of furniture with sets of drawers or shelves, with doors, primarily used for storage, mounted on walls or mounted on floors. Severity Defined Minor: Cabinet is discolored; materials have begun to separate or minor scratching and chipping is present. Cabinet assembly is present; up to two cabinets may be only marginally functional. Major: Several (up to 50%) cabinets are either missing, damaged, or lacking adequate doors and/or shelves. Severe: A significant number (more than 50%) of cabinets are either missing, damaged, or lacking adequate doors and/or shelves. Dishwasher/Garbage Disposal--Inoperable (Kitchen) (Day Care) (Other Community Spaces) A dishwasher or garbage disposal, if provided, does not work. Severity Defined Minor: N/A. Major: The dishwasher or garbage disposal does not work. [[Page 26204]] Severe: N/A. Exhaust Systems--Excessive Grease/Inoperable (Kitchen) Failure of apparatus to draw cooking exhaust. Severity Defined Minor: Accumulation of dirt threatens the free passage of air. Major: N/A. Severe: Exhaust fan is inoperable or flue may be completely blocked based on visual estimation. GFI--Inoperable (Kitchen)(Restrooms/Pool Structures) GFI is present and inoperable. Severity Defined Minor: N/A. Major: N/A. Severe: GFI is present and is found inoperable. Fencing--Damaged/Not Intact (Pools and Related Structures) Fencing surrounding the swimming pool was observed to be damaged. Severity Defined Minor: N/A. Major: N/A. Severe: Any damage that compromises the integrity of the fence. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Hazards.'') Pool--Not Operational (Pools and Related Structures) Pool was not in operation during the inspection. Note: If not operational due to seasonal changes the observation should still be recorded that the pool was not in operation. Severity Defined Minor: N/A. Major: N/A. Severe: Pool was observed not to be operational. Lavatory Sink--Damaged/Missing (Restrooms/Pool Structures) Sink, faucet, or accessories are missing, damaged or inoperable. Severity Defined Minor: Presence of extensive discoloration and/or cracks in the basin. Sink is still usable. Major: N/A. Severe: Absence or failure of the sink and/or associated hardware. Sink is unusable. Plumbing--Clogged Drains (Kitchen) (Restrooms/Pool Structures) Water does not drain adequately in shower, sink, tub or basin. Severity Defined Minor: Water does not drain freely when stopper is disengaged. Sink is usable. Major: N/A. Severe: Drain is completely clogged or has suffered extensive deterioration. Sink is not usable. Plumbing--Leaking Faucet/Pipes (Kitchen) (Restrooms/Pool Structures) Sink faucet or piping leaks. Severity Defined Minor: Leak or drip that is contained by basin. Faucet is usable. Major: N/A. Severe: Faucet leak and surrounding area is adversely affected. OR Piping leaks and surrounding area is adversely affected. Range/Stove--Missing/Damaged/Inoperable (Kitchen) Unit is absent or damaged. Severity Defined Minor: Unit's surface is dented, chipped or scratched. Operation of doors or drawers is impeded but stove is operational. Burner is misaligned and flame is not distributed equally. Pilot light is out on one or more burners. Major: N/A. Severe: The unit is missing, or any burners and/or oven is inoperable. Refrigerator--Missing/Damaged/Inoperable (Kitchen) The refrigerator does not perform adequately. Severity Defined Minor: Refrigerator has excessive accumulation of ice. OR Seals around doors are deteriorated. OR Operation of doors or drawers is impeded but refrigerator is operational. Major: N/A. Severe: Refrigerator is missing or does not cool at all. Sink--Damaged/Missing (Kitchen) Sink, faucet or accessories are missing, damaged, or inoperable. Severity Defined Minor: Presence of extensive discoloration and/or cracks in the basin. Sink & hardware are still usable for food preparation. Major: N/A. Severe: Sink or hardware is missing or is totally unusable for food preparation. Dryer Vent Missing/Damaged/Inoperable (Laundry Room) Inadequate means is available to vent accumulated heat to outside. Severity Defined Minor: N/A. Major: N/A. Severe: Dryer vent is missing or is visually determined to be inoperable (blocked). Dryer exhaust is not effectively vented to the outside. Baluster/Side Railings Damaged (Patio/Porch/Balcony) Baluster or side railing on this exterior improvement is loose, damaged or inoperable, limiting the safe use of this area. Severity Defined Minor: N/A. Major: N/A. Severe: The baluster and/or side rails enclosing this area are loose, damaged or missing, impeding the safe use of this area. Restroom Cabinet--Damaged/Missing (Restrooms/Pool Structures) Damaged or missing cabinets, vanity tops, drawers, shelves, and doors to include medicine cabinets and vanities. Severity Defined Minor: One or more cabinets/vanities have missing and/or damaged shelves, vanity tops, drawers, and/or doors, but all cabinets are fully usable. Major: N/A. Severe: One or more cabinets are missing or are not usable for storage due to their poor condition. Shower/Tub--Damaged/Missing (Restrooms/Pool Structures) Shower/tub or components are damaged or non-existent. Severity Defined Minor: N/A. Major: Presence of extensive discoloration and/or cracks in the basin. Shower/tub is usable. Severe: Absence or failure of the shower, tub, faucets or drains and/or associated hardware. Shower or tub are unusable for any reason. Ventilation/Exhaust System--Inoperable (Restrooms/Pool Structure) Failure of apparatus to exhaust air. Severity Defined Minor: N/A. Major: N/A. Severe: Exhaust fan is inoperable or restroom window cannot be opened. Water Closet/Toilet--Damaged/Clogged/Missing (Restrooms/Pool Structures) Water closet/toilet is damaged or non-existent. Severity Defined Minor: N/A. Major: Fixture elements, such as but not limited to the seat, the flush handle, the cover, etc., are missing or damaged. Severe: Fractured or broken bowl will not retain water. Fixture may not exist or a hazardous condition exists. Absence of all flushing ability due to obstruction or other defect. Chutes Damaged/Missing Components (Trash Collection Areas) Structure that is utilized to direct garbage into the appropriate storage container. Components include but are not limited to the chute, the chute door. Note: Do not evaluate the door that leads to the trash room. [[Page 26205]] Severity Defined Minor: N/A. Major: Substantially reduced capacity to dispose of refuse. Severe: Broken or inadequate collection structure causes garbage to backup into chutes. Compactors or components have failed. Unit Inspectable Items Items to inspect for ``Unit'' are as follows: Bathroom Call-for-Aid Ceiling Doors Electrical System Floors Hot Water Heater HVAC System Kitchen Lighting Outlets/Switches Patio/Porch/Balcony Smoke Detector Stairs Walls Windows Call-for-Aid (Unit) System to summon help. May be visual, audible, or both. May be activated manually or automatically when pre-programmed conditions are met. This inspectable item can have the following deficiency: Inoperable Ceiling (Unit) The visible overhead structure lining the inside of a room or area. This inspectable item can have the following deficiencies: Bulging/Buckling Holes/Missing Tiles/Panels Needs Paint Water Stains/Water Damage/Mold/Mildew Doors (Unit) Means of access to the interior of a unit, room within the unit, or closet. Doors provide privacy and security, control passage, provide fire and weather resistance. This inspectable item can have the following deficiencies: Damaged Surface Holes/Paint/Rusting Damaged Hardware/Locks Deteriorated/Missing Seals (Entry Only) Damaged Frames/Threshold/Lintels/Trim Damaged/Missing Screen/Storm/Security Door Missing Door Electrical System (Unit) Portion of the building system that safely provides electrical power throughout the building. Includes equipment that provides control, protection, metering, and service. This inspectable item can have the following deficiency: Blocked Access to Electric Panel Evidence of Leaks Corrosion GFI Inoperable Missing Covers Burnt Breakers Frayed Wiring Missing Breakers Floors (Unit) The visible horizontal surface system within a room or area underfoot; the horizontal division between two stories of a structure. This inspectable item can have the following deficiencies: Bulging/Buckling Missing Flooring Rot/Deteriorated Subfloor Floor Covering Damage Needs Paint Water Stains/Water Damage/Mold/Mildew Hot Water Heater (Unit) This inspectable item can have the following deficiencies: Gas Fired Unit--Missing/Misaligned Chimney Inoperable Unit/Components Pressure Relief Valve Missing Leaking Valves/Tanks/Pipes Rust/Corrosion HVAC System (Unit) System to provide heating, cooling and ventilation to the unit. This does not include building heating or cooling system deficiencies such as boilers, chillers, circulating pumps, distribution lines, fuel supply, etc., OR occupant owned or supplied heating sources. This inspectable item can have the following deficiencies: Inoperable Rust/Corrosion Convection/Radiant Heat System/Covers Missing/Damaged Noisy/Vibrating/Leaking Gas Fired Unit--Missing/Misaligned Chimney Kitchen (Unit) A place where food is cooked or prepared. The facilities and equipment used in preparing and serving food. This inspectable item can have the following deficiencies: Cabinets--Missing/Damaged Plumbing--Clogged Drains Plumbing--Leaking Faucets/Pipes Range/Stove--Missing/Damaged/Inoperable Refrigerator--Missing/Damaged/Inoperable Dishwasher/Garbage Disposal--Inoperable Range Hoods/Exhaust Fans--Excessive Grease/Inoperable Countertops--Missing/Damaged Sink--Missing/Damaged Lighting (Unit) System to provide illumination to a room or area. Includes fixtures, lamps, and supporting accessories. This inspectable item can have the following deficiencies: Missing/Inoperable Fixture Outlets/Switches (Unit) The receptacle connected to a power supply or method to control the flow of electricity. Includes two & three prong outlets, ground fault interrupters, pull cords, two & three pole switches, and dimmer switches. This inspectable item can have the following deficiencies: Missing Missing/Broken Cover Plates Patio/Porch/Balcony (Unit) Adjoining patio, porch, or balcony. This inspectable item can have the following deficiency: Baluster/Side Railings Damaged Smoke Detector (Unit) Sensor to detect the presence of smoke and activate an alarm. May be battery operated or hard-wired to electrical system. May provide visual signal, audible signal, or both. Smoke detector must be located on every floor. This inspectable item can have the following deficiencies: Missing/Inoperable Stairs (Unit) Series of 4 or more steps or flights of steps joined by landings connecting levels of a unit. Includes supports, frame, treads, handrails. This inspectable item can have the following deficiencies: Broken/Missing Hand Railing Broken/Damaged/Missing Steps Walls (Unit) The enclosure of the unit and rooms. Materials for construction include concrete, masonry block, brick, wood, glass block, plaster, sheet-rock. Surface finish materials include paint, wall-coverings. This inspectable item can have the following deficiencies: Bulging/Buckling Damaged Water Stains/Water Damage/Mold/Mildew Damaged/Deteriorated Trim Needs Paint Windows (Unit) Window systems provide light, security, and exclusion of exterior noise, dust, heat, and cold. Frame materials include wood, aluminum, and vinyl. This inspectable item can have the following deficiencies: Cracked/Broken/Missing Panes Deteriorated/Missing Caulking/Seals Peeling/Needs Paint Damaged Window Sill Inoperable/Not Lockable Security Bars Prevent Egress Bathroom Cabinets--Damaged/Missing (Bathroom) Damaged or missing cabinets, vanity tops, drawers, shelves, and doors. Includes medicine cabinets and vanities. Severity Defined Minor: Cabinet or vanity has missing and/or damaged shelves, vanity tops, drawers, and/or doors, but is fully usable. Major: N/A. Severe: Cabinet is missing or is not usable for storage due to its poor condition. Lavatory Sink--Damaged/Missing (Bathroom) Basin (sink) that shows signs of deterioration, distress, and/or is non-existent. [[Page 26206]] Severity Defined Minor: Presence of extensive discoloration and/or cracks in the basin. Sink is still usable. Major: N/A. Severe: Absence or failure of the sink and/or associated hardware. Sink is unusable. Plumbing--Clogged Drains (Bathroom) Water does not drain adequately in shower, tub, or basin (sink). Severity Defined Minor: Water does not drain freely when stopper is disengaged; however, sink or tub is usable. Major: N/A. Severe: Drain is completely clogged or has suffered extensive deterioration. Sink or tub is not usable. Plumbing--Leaking Faucet/Pipes (Bathroom) Basin, shower, water closet, or tub faucet and/or associated pipes leak water. Severity Defined Minor: Leak or drip that is contained by basin. Plumbing fixture is usable. Major: N/A. Severe: Leak is steady and surrounding area is adversely affected. OR Piping leaks and surrounding area is adversely affected. Shower/Tub--Damaged/Missing (Bathroom) Shower/tub or components are damaged or non-existent. Note: This does not include Leaks. Severity Defined Minor: N/A. Major: Presence of extensive discoloration and/or cracks in the basin. Shower/Tub is usable. Severe: Absence or failure of the shower, tub, faucets or drains and/or associated hardware. Shower or tub is unusable for any reason. Ventilation/Exhaust System--Inoperable (Bathroom) Failure of apparatus to exhaust air. Severity Defined Minor: N/A. Major: N/A. Severe: Exhaust fan is inoperable or bathroom window cannot be opened. Water Closet/Toilet--Damaged/Clogged/Missing (Bathroom) Water closet/toilet is damaged or non-existent. Severity Defined Minor: N/A. Major: Fixture elements, such as but not limited to the seat, the flush handle, the cover etc., are missing or damaged. OR Toilet runs constantly. Severe: Fractured or broken bowl will not retain water. Fixture may not exist or a hazardous condition exists. Absence of all flushing ability due to obstruction or other defect. Inoperable (Call-for-Aid) The system does not function. Severity Defined Minor: N/A. Major: N/A. Severe: System does not function as intended. Bulging/Buckling (Ceiling) Ceiling has bowed, deflected, is sagging, or has deviated from original horizontal alignment. Severity Defined Minor: N/A. Major: N/A. Severe: Bulging, bucking or sagging is observed. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Holes/Missing Tiles/Panels (Ceiling) Punctures in the ceiling surface. May or may not penetrate completely. Panels or tiles may be missing or damaged. Severity Defined Minor: Small holes or missing tile/panel found in a ceiling, visually estimated at no larger than a sheet of paper (8\1/2\ x 11 inches). Hole does not fully penetrate into the area above (cannot see through it). Major: A hole or missing tile/panel is found which is visually estimated to be larger than a sheet of paper (8\1/2\ x 11 inches) but does not fully penetrate into the area above (cannot see through it). OR A crack greater than \1/8\'' wide and a minimum of 11'' long. Severe: Any hole is found which fully penetrates into the area above (can see through the hole to upper space). Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Hazards.'') Needs Paint (Ceiling) Paint is peeling, cracking, flaking, otherwise deteriorated, or surface is not painted. Severity Defined Minor: Area affected is less than 4 square feet. Major: Area affected is greater than 4 square feet. Severe: N/A. Water Stains/Water Damage/Mold/Mildew (Ceiling) Visible evidence of water infiltration, mold, or mildew exists. Damage such as saturation or surface failure may have occurred. Severity Defined Minor: For a single ceiling, visible indication of a leak, mold, or mildew, such as a darkened area, exists over a small area (less than 4 sq. ft.). Water may or may not be evident. Visual observations estimate that less than 10% of the ceiling surface area is affected. Major: For a single ceiling, visible indication of a leak mold or mildew, such as a darkened area, exists over a large area (more than 4 sq. ft.). Water may or may not be evident. OR Visual observations estimate that 10% to 50% of the ceiling area has minor damage. Severe: Visual observations estimate that a large portion (50% of its surface area) of one ceiling has been exposed to substantial saturation or damage due to water, mold, or mildew. Visible cracks, moist areas, mold, or mildew are evident. The ceiling surface may have failed. OR Cases where visual observations estimate that more than 50% of the ceiling area shows minor defined signs of damage, stains, mold, or mildew. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Air Quality.'') Damaged Surface--Holes/Paint/Rusting (Doors) Damage in the door surface that may affect either the surface protection or the strength of the door, or it may compromise building security or privacy. Includes holes, peeling/cracking/no paint, or significant rust. Note: A bathroom, bedroom, or entry door impacted is severe. Severity Defined Minor: Any one door has either: small holes (less than \1/4\ inch in diameter); cracking/peeling paint; and/or the door or its components are rusting. Major: If more than one building exterior door has minor surface damage as defined above. OR Any single unit door except bathroom/bedroom and/or entry doors, has a hole or holes ranging in size from \1/4\ inch up to 1 inch diameter. Severe: If any unit door has a hole or holes larger than 1 inch in diameter, or significant peeling/cracking/no paint or rust that affects the integrity of the door surface. OR If bathroom, bedroom and/or entry door has either minor or major damage as defined above. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Damaged Frames/Threshold/Lintels/Trim (Doors) The frame, header, jamb, threshold, lintels, or trim, is visibly warped, split, cracked, or broken in some manner. Severity Defined Minor: A single door's frame/threshold/lintel and/or trim is damaged but does not hinder door operation. The damaged door frame does not prevent door from being locked. Major: More than one door has the minor damage defined above. Severe: At least one door is rendered inoperable and/or unlockable due to damage to the door's frame/threshold/lintel and/or trim. [[Page 26207]] Damaged Hardware/Locks (Doors) The attachments to a door to provide hinging, hanging, opening, closing, or security are damaged or missing. Includes locks, panic hardware, overhead door tracks, springs and pulleys, sliding door tracks and hangers, and door closures. Severity Defined Minor: A single door's hardware, as defined above, is damaged but does not hinder current door operation. The door functions, is lockable, and the door's panic hardware is operable. Major: More than one building exterior door has minor damaged hardware as defined above. Severe: A single door is rendered inoperable and/or unlockable due to damage to the door's hardware. OR A single building exterior door's panic hardware is not operable. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Damaged/Missing Screen/Storm/Security Door (Doors) Visible damage to surfaces including screens, glass, frames, hardware, and door surface. Severity Defined Minor: One or more screen/storm doors has damage or is missing screens/glass. Major: One or more security doors has damage, but is still operational and the security door still serves its design purpose. Severe: A single security door is inoperable or missing. (Missing only applies to those situations where a security door is supposed to be present but is observed not to be there.) Deteriorated/Missing Seals (Entry Only) (Doors) The seals and stripping around the entry door(s) designed to provide weather and fire resistance are damaged or missing. Severity Defined Minor: N/A. Major: N/A. Severe: For a single entry door the seals are missing. Deteriorated/Missing Caulking/Seals (Windows) The caulking or seal is missing, poorly installed, or deteriorated. Note: This also includes Thermopane or insulated windows that have failed. Severity Defined Minor: Missing or deteriorated caulk or seals are observed. No evidence of damage to window or surrounding structure exists. Major: Missing or deteriorated caulk or seals are observed, with some evidence of leaks or damage to the window or surrounding structure visible. OR A Thermopane or insulated window has failed. (Typically indicated by being fogged up.) Severe: Missing or deteriorated caulk or seals are observed and the window is not weather-tight. Evidence of leaks or damage to the window or surrounding structure is readily apparent. Missing Door (Door) Door is absent. Note: A bathroom, bedroom, or entry door impacted is severe. Severity Defined Minor: The missing door is not a bathroom, bedroom or entry door. Major: Missing doors are not an entry, bedroom, or bathroom. They present no hazard and visual observation shows two doors or up to 50% of the doors are missing. Severe: The missing door is a bathroom, bedroom or entry door. OR Visual observation estimates more than 50% of the unit doors are missing from areas other than the bathroom, bedroom, or entry door. Blocked Access to Electric Panel (Electrical System) The placing of any object that will delay or prevent the access to any panelboard or main power switch in an emergency and cause a fire hazard. Severity Defined Minor: N/A. Major: N/A. Severe: One or more items are placed in front of the unit's electrical panel, impeding accessibility in time of an emergency. Burnt Breakers (Electrical System) Breakers having carbon on the plastic body, or plastic body is melted or scarred. Severity Defined Minor: N/A. Major: N/A. Severe: Any signs of carbon residue or breaker is melted and/or has arcing scars. Evidence of Leaks/Corrosion (Electrical System) Liquid stains, rust marks, or other signs of corrosion are found on electrical enclosures or hardware. Note: Do not address surface rust if it does not affect the condition of the electrical enclosure. Severity Defined Minor: N/A. Major: N/A. Severe: Any corrosion that affects the condition of the current carrying components. Stains and/or rust on the interior of electrical enclosures or evidence of water leaks are present in the enclosure or hardware. Frayed Wiring (Electrical System) Insulation may be frayed, stripped, or removed resulting in a potentially dangerous condition. Note: This does not include any wires not intended to be insulated, such as grounding wires. Severity Defined Minor: N/A. Major: N/A. Severe: Nicks, abrasions or fraying of the insulation. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Electrical Hazards.'') GFI--Inoperable (Electrical System) GFI is present and inoperable. Severity Defined Minor: N/A. Major: N/A. Severe: GFI is present and inoperable. Comments Severe: This creates a health and safety concern. Missing Breakers (Electrical System) An open circuit breaker position in a panel-board, main panel board or other electrical box containing circuit breakers; not appropriately blanked-off. Severity Defined Minor: N/A. Major: N/A. Severe: Open breaker port. Missing Covers (Electrical System) Missing covers on any electrical device box, panel box, switch gear box, control panel, etc., where visible electrical connections are exposed. Severity Defined Minor: N/A. Major: N/A. Severe: Cover is missing resulting in exposed visible electrical connections. Bulging/Buckling (Floors) Floor has bowed, deflected, is sagging, or has deviated from original horizontal alignment. Severity Defined Minor: N/A. Major: N/A. Severe: Bulging, buckling, or sagging is observed. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Floor Covering Damage (Floors) Damage to the carpet tiles, wood, sheet vinyl or other floor covering. Severity Defined Minor: Floor covering may have stains, surface burns, shallow cuts, small holes or tears in non-traffic areas, loose areas, exposed seams. The covering is fully functional. Visual observation estimates that less than 10% of the floor area is affected. Does not present a safety hazard. Major: Floor covering may have burn marks, cuts, tears, holes, or large sections of exposed seams exposing the underlying material. The covering does not present a safety hazard. Visual observations estimate that 10% to 50% of the floors are affected. Severe: Large sections of the floor covering are damaged estimated at more than 50% of the floor area. [[Page 26208]] OR Floor covering damage that exposes the underlying material. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but not limited to ``Hazards.'') Missing Flooring Tiles (Floors) Flooring such as VLT, sheet, vinyl, carpet or other flooring material is missing. Severity Defined Minor: For a single floor small holes in areas of the floor surface are missing. Visual observations estimate less than 10% of the floors surveyed are affected. No safety problems exist due to this condition. Major: Visual observations estimate 10% to 50% of the floors have missing flooring. No safety problem exists due to this condition. Severe: Visual observations estimate more than 50% of the floors are affected missing flooring; or the missing flooring is sufficient for safety to be compromised. One concern involving compromised safety is sufficient to classify the floor system as severe. Needs Paint (Floors) For floors that are painted, paint is peeling, cracking, flaking, or otherwise deteriorated. Severity Defined Minor: Area affected is less than 4 square feet. Major: Area affected is greater than 4 square feet. Severe: N/A. Rot/Deteriorated Subfloor (Floors) Subfloor has decayed or is decaying. Severity Defined Minor: N/A. Major: Condition is slightly noticeable. Small areas of rot or spongy flooring are found. Severe: Large areas of rot are readily visible, application of weight causes noticeable deflection. Comments Severe: Request an inspection by a structural engineer if doubt about severity exists. Water Stains/Water Damage/Mold/Mildew (Floors) Visible evidence of water infiltration, mold, or mildew exists. Damage such as saturation or surface failure may have occurred. Severity Defined Minor: N/A. Major: Visible indication of a water stain, mold, or mildew, such as darkened area, exists over a small area (4 sq. ft. or less). Water may or may not be evident. Severe: Visual observations estimate that a large portion of floor has been exposed to substantial saturation or damage due to water, mold, or mildew. Visible cracks, mold, moist areas and flaking are evident. The floor surface may have failed. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Air Quality'', ``Hazards.'') Gas Fired Unit--Missing/Misaligned Chimney (Hot Water Heater) The exhaust system on a gas fired unit is misaligned. Severity Defined Minor: N/A. Major: N/A. Severe: Any misalignment which causes improper or dangerous venting of gases. Inoperable Unit/Components (Hot Water Heater) Hot water supply is unavailable due to system or system component malfunction. Severity Defined Minor: N/A. Major: N/A. Severe: After running for several minutes, water from the hot water taps is not warmer than room temperature. Leaking Valves/Tanks/Pipes (Hot Water Heater) Water visibly leaking from any hot water system component. Includes valve flanges, stems, bodies, or from any domestic hot water tank or its piping. Severity Defined Minor: N/A. Major: N/A. Severe: Water is visibly leaking. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Electrical Hazards.'') Pressure Relief Valve Missing (Hot Water Heater) Valve that regulates the temperature and pressure of the water heater is missing. Severity Defined Minor: N/A. Major: N/A. Severe: No pressure relief valve is present. Rust/Corrosion (Hot Water Heater) The material condition of the equipment and/or associated piping shows evidence of flaking, discoloration, reduction in wall thickness, pitting, or crevices. Severity Defined Minor: Patches of noticeable formations of metal oxides. Major: Significant formations of metal oxides are visible and a noticeable pit or crevice has developed. Severe: Equipment and/or piping integrity has been compromised, (e.g., leaks are visible). Gas Fired Unit--Missing/Misaligned Chimney (HVAC) The exhaust system on a gas fired unit is misaligned. Severity Defined Minor: N/A. Major: N/A. Severe: Any misalignment which causes improper or dangerous venting of gases. Inoperable (HVAC) The heating or cooling system is inoperable in the unit. Severity Defined Minor: N/A. Major: N/A. Severe: The HVAC in the unit does not function, providing neither necessary heating or cooling as designed. System does not respond when the unit controls are engaged. Noisy/Vibrating/Leaking (HVAC) The HVAC distribution components in the unit, including fans, are the source of abnormal noise, unusual vibration, or leaks. Severity Defined Minor: N/A. Major: The HVAC system in the unit exhibits or shows signs of abnormal vibration, other noise or leaks when engaged. The condition does not prevent the system from providing heating or cooling sufficient to maintain a minimum temperature range in the major living areas of the unit. Severe: N/A. Convection/Radiant Heat System Covers Missing/Damaged (HVAC) Convection/Radiant heat system cover is missing or damaged. Severity Defined Minor: N/A. Major: One or more covers are damaged, impeding proper heating, but not creating any type of safety hazard. Severe: One or more covers are missing, or substantially not installed, enabling exposure to burn, fan or other potentially serious hazards. A single occurrence constitutes a safety hazard. Rust/Corrosion (HVAC) A component(s) of the system show visible deterioration due to oxidation or corrosion of system parts. Severity Defined Minor: N/A. Major: Deterioration from rust and corrosion is observed on the HVAC units in the unit. The condition does not prevent the system from providing sufficient heating or cooling. Severe: N/A. Cabinets--Missing/Damaged (Kitchen) A case, box or piece of furniture with sets of drawers or shelves, with doors, primarily used for storage, mounted on walls or mounted on floors. Severity Defined Minor: Cabinet is discolored; materials have begun to separate or minor scratching and chipping is present. Cabinet assembly is present; up to two cabinets may be only marginally functional. Major: Several (up to 50%) cabinets are either missing, damaged, or lacking adequate doors and/or shelves. Severe: A significant number (more than 50%) of cabinets are either missing, damaged, or lacking adequate doors and/or shelves. [[Page 26209]] Countertops--Missing/Damaged (Kitchen) A flat work surface in a kitchen often integral to lower cabinet space is missing or deteriorated. Severity Defined Minor: Counter-top surface is discolored; materials have begun to separate or minor scratching and chipping is present. Major: Surface shows advanced stage of deterioration and/or scratching, chipping. Severe: Countertop working surface is missing or deteriorated and/or damaged and does not provide a sanitary surface to prepare food. Dishwasher/Garbage Disposal--Inoperable (Kitchen) A dishwasher or garbage disposal, if provided, does not work. Severity Defined Minor: N/A. Major: The dishwasher or garbage disposal does not work. Severe: N/A. Range Hood/Exhaust Fans--Excessive Grease/Inoperable (Kitchen) Failure of apparatus to draw out cooking exhaust due to excess dirt, excessive grease, and/or other operational problems. Severity Defined Minor: Accumulation of dirt or grease threatens the free passage of air. Major: N/A. Severe: Range hood/exhaust fan is inoperable or presents serious electrical hazard to health or property. Flue may be completely blocked based on visual estimation. Plumbing--Clogged Drains (Kitchen) Water does not drain adequately. Severity Defined Minor: Basin does not drain freely when stopper is disengaged. Major: N/A. Severe: Drain is completely clogged or has suffered extensive deterioration. Inoperable/Not Lockable (Windows) Window cannot be opened or closed due to frame damage, faulty hardware, or other reason. Severity Defined Minor: Window is inoperable, but can be secured. Other operable windows are present in the immediate area. Major: N/A. Severe: Window is inoperable and cannot be secured. No operable windows are present in the immediate area. Cracked/Broken/Missing Panes (Windows) Glass or pane is cracked, broken or missing. Severity Defined Minor: Cracked window pane is observed. Major: N/A. Severe: Glass pane is broken or missing. Damaged Window Sill (Windows) The horizontal member of the window that bears the upright portion of the frame is damaged. Severity Defined Minor: Sill is damaged, but still present. The inside of the surrounding wall is not exposed. No impact to window operation or weather tightness is visually apparent. Major: Sill is missing, or damaged enough to expose the inside of the surrounding walls and/or compromise its weather tightness. Severe: N/A. Plumbing--Leaking Faucets/Pipes (Kitchen) Basin faucet or drain connections leak. Severity Defined Minor: Leak or drip that is contained by basin/pipes. Faucet is usable. Major: N/A. Severe: Leak is steady. Surrounding area is adversely affected. Water supply must be turned off. The faucet/pipe is not usable. Range/Stove--Missing/Damaged/Inoperable (Kitchen) Unit is missing or damaged. Severity Defined Minor: Unit's surface is dented, chipped or scratched. Operation of doors or drawers is impeded but stove is operational. Burner is misaligned and flame is not distributed equally. Pilot light is out on one or more burners. Major: N/A. Severe: Unit is missing, or any burners and/or oven is inoperable. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Hazards.'') Refrigerator--Missing/Damaged/Inoperable (Kitchen) The refrigerator is not present or does not cool adequately. Severity Defined Minor: Refrigerator has excessive accumulation of ice. OR Seals around doors are deteriorated. OR Operation of doors or drawers is impeded but refrigerator is operational. Major: N/A. Severe: Refrigerator is missing or does not cool or work at all. Sink--Missing/Damaged (Kitchen) Sink, faucet or accessories are missing, damaged, or inoperable. Severity Defined Minor: Presence of extensive discoloration and/or cracks in the basin. Sink & hardware are still usable for food preparation. Major: N/A. Severe: Sink or hardware is missing or is totally unusable. Missing/Inoperable Fixture (Lighting) Lighting fixture is missing, or does not operate normally. Malfunction may be with the total system or with individual components. Severity Defined Minor: Permanent lighting fixture is missing or inoperable, in one room in a unit, and switched outlet exists in the room. Major: Permanent lighting fixture is missing or inoperable in two or more rooms, and no switched outlet exists in the room. Severe: Two or more rooms have missing or inoperable permanent light fixtures, and do not have switched outlets within the rooms. Missing (Outlets/Switches) Outlet, switch or both are missing. Note: This does not apply to empty junction boxes that were not intended to contain an outlet or switch. Severity Defined Minor: N/A. Major: N/A. Severe: An outlet or switch is missing. Comments Severe: If condition is a health and safety concern, it must be recorded manually. (Includes but is not limited to ``Electrical Hazards.'') Missing/Broken Cover Plates (Outlets/Switches) The flush plate used to cover the opening surrounding a switch or outlet is damaged or does not exist. Severity Defined Minor: Outlets/switches has broken cover plate. The condition does not result in exposed wiring. Major: N/A. Severe: A broken or missing cover plate results in exposed wiring. Baluster/Side Railings Damaged (Patio/Porch/Balcony) Baluster or side railing on the porch/patio/balcony is loose, damaged, or inoperable, limiting the safe use of this area. Severity Defined Minor: N/A. Major: N/A. Severe: The baluster and/or side rails enclosing this area are loose, damaged or missing, impeding the safe use of this area. Missing/Inoperable (Smoke Detector) Smoke detector will not activate, or is missing. Note: At least one smoke detector is required on each level. Severity Defined Minor: N/A. Major: N/A. Severe: A single missing or inoperable smoke detector. Broken/Missing Hand Railing (Stairs) The hand rail is damaged or non-existent. Severity Defined Minor: N/A. Major: N/A. Severe: The hand-rail for four or more stairs is completely missing or damaged, loose or otherwise unusable. Broken/Damaged/Missing Steps (Stairs) The horizontal tread or stair surface is damaged or non- existent. [[Page 26210]] Severity Defined Minor: N/A. Major: N/A. Severe: Step is broken, damaged or missing. Bulging/Buckling (Walls) Wall has bowed, deflected, sagged or has deviated from original vertical alignment. Severity Defined Minor: N/A. Major: N/A. Severe: Bulging/Buckling or sagging is observed. Comments Severe: Request an inspection by a structural engineer, if doubt about severity exists. Walls--Damaged/Deteriorated Trim (Common Area) Cove molding, chair rail, base molding or other decorative trim is damaged or has decayed. Severity Defined Minor: Small areas of deterioration in the trim surfaces. Major: Large areas of deterioration in the trim surfaces. Severe: Significant areas of deterioration in the trim surfaces. Damaged (Walls) Punctures in the wall surface. May or may not penetrate completely. Panels or tiles may be missing or damaged. Does not include small holes created by hanging pictures, etc. Severity Defined Minor: A hole, missing tile/panel, or other damage found in a wall, visually estimated at no larger than 8\1/2\ x 11 inches. Hole does not fully penetrate into the adjoining room (cannot see through it). Major: A hole, missing tile/panel or other damage is found in a wall that is larger than a sheet of paper (8\1/2\ x 11). OR A crack greater than 1/8'' in width and a minimum of 11'' long. Severe: A hole of any size is found which fully penetrates into an adjoining room, (can see through the hole). OR Two or more walls have major holes. Needs Paint (Walls) Paint is peeling, cracking, flaking, otherwise deteriorated. Severity Defined Minor: Area affected is less than 4 square feet. Major: Area affected is greater than 4 square feet. Severe: N/A. Water Stains/Water Damage/Mold/Mildew (Walls) Walls are not watertight. Visible evidence of water infiltration, mold, or mildew exists. Damage such as saturation or surface failure may have occurred. Severity Defined Minor: For a single wall, visible indication of a leak, mold, or mildew, such as darkened area, exists over a small area. (less than 4 sq. ft. by visual estimate). Water may or may not be evident. Major: For a single wall, visible indication of a leak exists over a large area (visually estimated at more than 4 sq. ft.). Water is probably evident. Severe: Visual observation estimates that a large portion (more than 50% of the surface) of one or more walls have been exposed to substantial saturation or damage due to water, mold, or mildew. Visible cracks, moisture area, mold and flaking are evident. The wall surface may have failed. One occurrence of this condition is sufficient to classify the wall systems as severe. OR Visual observations estimate that more than 50% of the wall surface in any one unit show signs of water damage, stains, mold, or mildew. Deteriorated/Missing Caulking/Seals (Windows) The caulking or seal is missing, poorly installed, or deteriorated. Note: This also includes Thermopane or insulated windows that have failed. Severity Defined Minor: Missing or deteriorated caulk or seals are observed. No evidence of damage to window or surrounding structure exists. Major: Missing or deteriorated caulk or seals are observed, with some evidence of leaks or damage to the window or surrounding structure visible. OR A Thermopane or insulated window has failed. (Typically indicated by being fogged up.) Severe: Missing or deteriorated caulk or seals are observed and the window is not weather-tight. Evidence of leaks or damage to the window or surrounding structure is readily apparent. Peeling/Needs Paint (Windows) Paint covering the window assembly/trim is cracking, flaking, or otherwise failing. Severity Defined Minor: Peeling paint and/or a window in need of paint is observed. Major: N/A. Severe: N/A. Security Bars Prevent Egress (Windows) Security bars are damaged, constructed or installed, such that ingress/ egress is severely limited or impossible. Note: This does not include windows not designed or intended for ingress/egress. Severity Defined Minor: N/A. Major: N/A. Severe: The ability to exit through the window is limited by security bars that do not function properly and, therefore, pose safety risks. Health and Safety Inspectable Items Items to inspect for ``Health and Safety'' are as follows: Air Quality Elevator Flammable Materials Hazards Electrical Hazards Emergency/Fire Exists Garbage and Debris Infestation Air Quality (Health and Safety) Indoor spaces must be free from high levels of sewer gas, fuel gas, mold, mildew, or other harmful pollutants. Indoors must have adequate ventilation. The following deficiencies can be noted: Mold and/or Mildew Observed Propane/Natural Gas/Methane Gas Detected Sewer Odor Detected Electrical Hazards (Health and Safety) Any hazard that poses a risk of electrical fires, electrocution, or spark/explosion. The following deficiencies can be noted: Exposed Wires/Open Panels Water Leaks On or Near Electrical Equipment Emergency/Fire Exits (Health and Safety) All buildings must have acceptable fire exits that are also properly marked and operational. (This would include fire towers, stairway access doors, & external exits.) These can include operable windows on the lower floors with easy access to the ground or a back door opening onto a porch with a stairway leading to the ground. Note: This does not apply to individual units. The following deficiencies can be noted: Emergency/Fire Exits Blocked/Unusable Missing Exit Signs Flammable Materials (Health and Safety) Any substance that is either known to be combustible or flammable or is stored in a container identifying it as such. The following deficiency can be noted: Improperly Stored Garbage and Debris (Health and Safety) Accumulation of garbage and debris exceeding the capacity of the storage area or not stored in an area sanctioned for such use. The following deficiencies can be noted: Outdoors Indoors Hazards (Health and Safety) Physical hazards that pose risk of bodily injury. The following deficiencies can be noted: Sharp Edges Tripping Other Infestation (Health and Safety) Presence of rats, or severe infestation by mice or insects such as roaches or termites. The following deficiencies can be noted: Insects Rats/Mice/Vermin Mold and/or Mildew Observed (Air Quality) Evidence of mold and/or mildew; especially in such areas as bathrooms and air outlets. [[Page 26211]] Propane/Natural Gas/Methane Gas Detected (Air Quality) Strong propane, natural gas, and/or methane gas odors detected that could pose risk of explosion/fire or health risk if inhaled. Sewer Odor Detected (Air Quality) Sewer odors detected that could pose risk if inhaled for prolonged periods. Exposed Wires/Open Panels (Electrical Hazards) Exposed bare wires or openings in electrical panels. Water Leaks On or Near Electrical Equipment (Electrical Hazards) Water is observed leaking, puddling, or ponding on or immediately near any electrical apparatus. Poses risk of fire, electrocution, or explosion. Tripping (Elevator) Elevator is misaligned (doesn't level properly) by more than \3/ 4\'' with the floor. Presents tripping hazard during ingress/egress. Emergency/Fire Exits Blocked/Unusable (Emergency/Fire Exits) The exit is not useable or ingress/egress is limited due to conditions such as debris, storage, door or window nailed shut, broken lock or chained panic hardware. Missing Exit Signs (Emergency/Fire Exit) Exit signs must be present and clearly identify all emergency exits. Illumination in area of sign must be provided. Improperly Stored (Flammable Materials) Improperly stored flammable materials. Potential risk of fire/ explosion is identified by the location or manner in which the substance is stored. Indoors (Garbage and Debris) An accumulation of garbage that visibly exceeds planned storage capacity or is located in an area not sanctioned for staging or storing garbage or debris. Note: Please review for fire hazard effects. This does not include garbage and debris improperly stored outside. See Garbage and Debris--Outdoors for this deficiency. Outdoors (Garbage and Debris) An accumulation of garbage that visibly exceeds planned storage capacity or is located in an area not sanctioned for staging or storing garbage or debris. Note: this does not include garbage improperly stored indoors. See Garbage and Debris--Indoors for this deficiency. Sharp Edges (Hazards) Any physical defect that poses the risk of cutting or breaking human skin or other bodily harm, generally in commonly used or traveled areas. Tripping (Hazards) Any physical defect that poses a tripping risk, generally in walkways or other traveled areas. Note: This does not include tripping hazards from elevators that do not level properly. See Elevator--Tripping under Health & Safety for these occurrences. Other (Hazards) Other general defects or hazards that pose risk of bodily injury. (Must be specified by the inspector.) Note: This would include items not specifically defined elsewhere but pose a risk. Insects (Infestation) Infestation of insects including, but not limited to, roaches or ants are observed throughout the unit or room especially in food preparation and storage areas. Note: This does not include infestation from rats/mice. See Infestation--Rats/Mice/Vermin under Health & Safety for these occurrences. Rats/Mice/Vermin (Infestation) The presence of rats or mice is indicated by sightings, rat or mouse holes, or droppings. Note: This does not include infestation from insects. See Infestation--Insects under Health & Safety for these occurrences. Appendix 3--Physical Inspection Summary Report The Inspection Summary Report is designed to achieve two objectives: 1. Provide the Public Housing Agency or owner and/or owner agent (POA) with the background information i.e. addresses, phone numbers, building names, etc., collected during inspection of a given property so that any relevant discrepancies can be identified and resolved. 2. Inform the POA of the physical condition of their property captured during a REAC inspection. The items described below introduce the information provided in the Inspection Summary Report and are intended to meet the objectives illustrated above. Inspection Number: The inspection number is unique for each inspection conducted by REAC. Each time a property is inspected by REAC, a new inspection number is utilized. These unique numbers may be used to communicate with REAC on any matter concerning a particular inspection. Property Information: Information related to a property is provided: Property identification number (in parentheses)--a unique number in HUD databases Property name Status as a scattered site (Yes/No) Relevant addresses, phone numbers, fax numbers, and e-mail addresses for property Each of these should be checked carefully for accuracy. Any discrepancies should be reported to your contact in the HUD office having jurisdiction over your property. Building Unit Count: The total number of buildings and units on the property are given, along with the number of buildings and units actually inspected by REAC Scores: An overall numerical score is given as a value from zero to 100. Separate numerical scores are also given for each of five areas: Site Building exterior Building systems Common areas Units The five area scores range from zero to the maximum number of points possible for each area. The possible points for a given area are determined for a specific property based on the inspectable items actually present in each area. The sum of the area points identifies what the overall score would be if there were no health & safety (H&S) deficiencies. The overall numerical score is then calculated by subtracting the sum of deductions for H&S deficiencies from the sum of the individual ``area points.'' Examples of overall scores are: 95c; 67b*; 84a*; 100b; 78a; and 43c*. The asterisk indicates that H&S deficiencies were found with respect to smoke detectors. The lower-case letter indicates whether or not other kinds of H&S deficiencies were observed, as follows: The letter ``a'' is given if no health and safety deficiencies were observed other than for smoke detectors. The lower-case letter ``b'' is given if one or more non-life threatening H&S deficiencies, but no exigent/fire safety H&S deficiencies were observed other than for smoke detectors. The lower-case letter ``c'' is given if there were one or more exigent/fire safety (calling for immediate attention or remedy) H&S deficiencies observed. Although all H&S deficiencies other than smoke detector problems affect the scores with appropriate deductions, the letters grades are added to highlight the serious nature of H&S deficiencies, all of which need to be addressed by the POA. Health and Safety Counts: In addition to the counts of actual H&S deficiencies observed in the inspected buildings and units, the estimated number of H&S deficiencies that would have been found had all buildings and units been inspected is also given. This projected count gives a sense of the total H&S problem for the inspected property. The projection is calculated by dividing the counts actually observed in buildings or units by the proportion of buildings or units inspected. These projected counts for buildings and units are added to the actual counts for site to determine the total projection. The percent of buildings and units inspected is additionally given to show the basis for the calculations. Participants/Buildings/Units: Information provided includes: Relevant addresses, phone numbers, fax numbers, and e-mail addresses for participants; Name, year built, number of units and address for each building on the property. Note: All buildings on the property should be listed. As before, each of these should be checked carefully for accuracy and any discrepancies should be reported to your contact in the HUD office having jurisdiction over your property. Inspectable Items: This portion of the report details all deficiencies found in the inspection. The main headings in the first column refer to the inspectable area--site, building exterior, building systems, common areas, unit, or health & safety, where the deficiency was observed. The entries are [[Page 26212]] ``inspectable items'' within which the deficiencies were found. Some items may not be present for a given property. In such cases, appropriate adjustments are made in the area weights used to obtain the overall score. Items present, but with no deficiencies found, are not listed. The potential inspectable items are: Site: fencing & retaining walls, grounds, lighting, mail boxes/ project signs, market appeal, parking lots/driveways, play areas & equipment, refuse disposal, roads, storm drainage, and walkways Building Exterior: doors, fire escapes, foundations, lighting, roofs, walls, and windows Building Systems: domestic water, electrical system, elevators, emergency power, fire protection, heating/ventilation/air conditioning, and sanitary system Common Areas: basement/garage/carport, closet/utility/ mechanical, community room, day care, halls/corridors/stairs, kitchen, laundry room, lobby, office, other community spaces, patio/ porch/balcony, pools & related structures, restrooms, storage, and trash collection areas Unit: bathroom, call-for-aid, ceiling, doors, electrical system, floors, heating/ventilation/air conditioning, hot water heater, kitchen, lighting, outlets/switches, patio/porch/balcony, stairs, walls, and windows Health & Safety: emergency/fire exits, electrical hazards, flammable materials, garbage and debris, infestation, handrails, air quality, hazards, and elevator NO/OD: The inspection protocol requires the inspector to check for the existence of certificates for certain items such as lead- based paint, elevators, etc. If all of the required certificates are verified by the inspector, the report will not include any certificate information. If any appropriate certificates are not present, the first inspectable item listed will be ``certificates'' and the designation ``NO'' will be listed for each unavailable certificate. OD in this column refers to ``observed deficiency'' for the given item. Observation: The column lists the specific deficiencies observed within a given inspectable item. Each deficiency has a definition, which specifies what must be observed for that deficiency to be recorded. Also noted in this column are observations about Health & Safety items. These are: (LT)--Exigent/Fire Safety (calling for immediate attention or remedy) (NLT)--Not Life Threatening (SD)--Smoke Detector Definitions for all deficiencies are given in the physical inspection section at REAC's web site on the Internet (www.hud.gov/ reac/reaphyin.html). Severity: Deficiencies differ by ``severity.'' The definitions specify what must be recorded for a given deficiency under one of three possible severity levels--minor, major and severe. The severity level is given on the report to indicate which part of the definition actually applies for the specific deficiency observed. Severity levels are defined within a given deficiency and do not necessarily indicate which deficiencies are the worst. For more serious deficiencies, a major severity level may be more of a problem and may reduce the overall score more than less serious deficiencies with a severity level of ``severe.'' Location/Comments: Comments are required for all ``severe'' deficiencies. BILLING CODE 4210-32-P [[Page 26213]] [GRAPHIC] [TIFF OMITTED] TN13MY99.036 [[Page 26214]] [GRAPHIC] [TIFF OMITTED] TN13MY99.037 [[Page 26215]] [GRAPHIC] [TIFF OMITTED] TN13MY99.038 [FR Doc. 99-11912 Filed 5-12-99; 8:45 am] BILLING CODE 4210-32-C