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Southwestern Affordable Housing Management Association (Special Training: REAC Inspections) February 21, 2008. Training Agenda. THURSDAY, FEBRUARY 21 st :. 1:00 pm – Welcome / Go over this thing. 1:05 pm – Scoring. 1:45 pm – “Top 20”. 3:00 pm – BREAK (15 Minutes).

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Presentation Transcript
slide1

Southwestern Affordable Housing Management Association

(Special Training: REAC Inspections)

February 21, 2008

slide2

Training Agenda

THURSDAY, FEBRUARY 21st:

1:00 pm – Welcome / Go over this thing

1:05 pm – Scoring

1:45 pm – “Top 20”

3:00 pm – BREAK (15 Minutes)

3:15 pm – “Inspection Day” Video

3:45 pm – TR/DBAs, DCD 4.0, Website

5:00 pm – End for the Day!

the goal
The Goal

Assign a score to the overall property

condition based on the datacollected by the

inspector

  • Measure physical condition
  • Objective & consistent
  • Accommodates all property types & configurations
slide5

Scoring is Based on Objective Data

The inspector records the existence and the severity

of deficiencies according to preset criteria

slide6

The Scoring Approach

  • Relative importance (“weights”) were assignedto each physical area, item, and deficiency in the inspection protocol
  • HUD applies the weightsto the inspection data to compute the score
  • The score is based on a 100 point scale
slide7

Scoring Protocol

The weights were assigned as part of a

consensus process:

- Industry stakeholder input

  • Multifamily Housing (Owners / Agents)
  • Public Housing Authorities
  • Trade groups
  • PHA industry groups

- HUD information

- Trade professionals’ experience

slide8

Building Systems

Building Exterior

Site

Common Areas

Dwelling

Units

Fencing and Retaining Walls

Grounds

Lighting

Mailboxes/Project Signs

Market Appeal

Parking Lots/Driveways/Roads

Play Areas and Equipment

Refuse Disposal

Storm Drainage

Walkways/Steps

Doors

Fire Escapes

Foundations

Lighting

Roofs

Walls

Windows

Domestic Water

Electrical System

Elevators

Emergency Power

Exhaust System

Fire Protection

HVAC

Sanitary System

15%

20%

15%

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

Areas&Items

Basement/Garage/Carport

Office

Closet/Utility/Mechanical

Other Community Spaces

Community Room

Patio/Porch/Balcony

Day Care

Pools and Related Structures

Halls/Corridors/Stairs

Restrooms/Pool Structures

Kitchen

Storage

Laundry Room

Trash Collection Areas

Lobby

35%

15%

slide9

Property Physical Condition

Inspection Areas

Health & Safety Deductions

Site

Building

Whole Point Deductions

From Final

Score

Common Areas

Building Exterior

Dwelling

Units

Building Systems

Scoring Dynamics

Wgt

15%

15%

20%

35%

15%

100%

slide10

Wgt

15%

15%

20%

35%

15%

100%

Property Physical Condition

Inspection Areas

Health & Safety Deductions

Site

Building

Whole Point Deductions

From Final

Score

Common Areas

Building Exterior

Dwelling

Units

Building Systems

Wgt

15%

15%

20%

35%

15%

100%

Wgt

18%

18%

23%

41%

0%

100%

No Two PropertiesAre Alike

(For example, if there are no Common Areas on a property,

the other inspection areas become more important)

slide11

Scoring Methodology

Scores calculated based on:

Area Pointsx Item Weight xCriticalityx Severity

Ranges are:

Area Points

Site = 15 Bldg Systems = 20 Dwelling Units = 35

Bldg Ext = 15 Common Areas = 15

Item Weight(Examples)

Smoke Detector = 0 Missing Toilet = 10

Damaged Ceiling = 4.5 Misalinged Chimney = 15.5

Criticality

(5) Critical = 5.0 (2) Contributes = 1.25

(4) Very Important = 3.0 (1) Slight Contribution = 0.5

(3) Important = 2.25

Severity

(3) Most Severe = 1.0

(2) Severe = 0.50

(1) Least Severe = 0.25

slide12

(Area Points x Item Weight x Criticality x Severity / # Units)

35 x 0.045x 3.0 x 1.0 = 4.725 / 24 = 0.20

(Item Weight x Criticality x Severity)

4.5x 3.0 x 1.0 = 13.5%

Point

Deduction

Scoring

Dwelling Unit: Living Room,

Ceiling - Holes/Missing . . . - Level 3

*Assuming 250 Units (24 Sample Units)

slide13

(Item Weight x Criticality x Severity)

15.5x 5.0 x 1.0 = 77.5%

(Area Points Item Weight x Criticality x Severity / # Buildings)

20 x 0.155x 5.0 x 1.0 = 15.5 / 5 = 3.10

Point

Deduction

Scoring

Building Systems: Domestic Water,

Misaligned Ventilation System - Level 3

* EH&S TICKET ITEM! *

*Assuming 5 Buildings

slide14

Scoring

Dwelling Units: Smoke Detector,

Missing/Inoperable - Level 3

* EH&S TICKET ITEM! *

(Item Weight x Criticality x Severity)

0x 5.0 x 1.0 = 0 no point deduction

*Assuming 15 Units (10 Sample Units)

(Area Points x Item Weight x Criticality x Severity / # Units)

35 x 0 x 5.0 x 1.0 = 0 / 10 =no point deduction

slide17

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

Blah, blah, blah …

slide18

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide19

BUILDING SYSTEMS

DEF: Missing Pressure Relief Valve (Domestic Water) - L3

slide20

BUILDING SYSTEMS

DEF: Missing Pressure Relief Valve (Domestic Water) - L3

slide21

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide22

BUILDING SYSTEMS

DEF: Misaligned Chimney/Ventilation Systems (Domestic Water) - L3

slide23

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide24

UNIT

DEF: Convection/Radiant Heat System Covers Missing/Damaged (HVAC) - L3

Health and Safety - Hazards/Sharp Edges

Health and Safety - Other/Possible Burn Hazard

slide25

UNIT

DEF: Convection/Radiant Heat System Covers Missing/Damaged (HVAC) - L3

Health and Safety - Hazards/Sharp Edges

slide26

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide27

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide28

BUILDING SYSTEMS

DEF: Missing Breakers (Electrical System) - L3

DEF: Missing Covers (Electrical System) - L3

slide29

BUILDING SYSTEMS

DEF: Missing Covers (Electrical System) - L3

slide30

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide31

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide32

UNIT

DEF: Damaged Hardware/Locks (Doors) - L3

Damaged Surface - Holes/Paint/Rusting/Glass (Doors) - L3

Health and Safety - Blocked Egress

slide33

UNIT

DEF: Damaged Hardware/Locks (Doors) - L2

Damaged Surface - Holes/Paint/Rusting/Glass (Doors) - L2

slide34

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide35

Top 20 Deficiencies

1. HVAC – the water heater Pressure Relief Valve discharge tube extends to within 18 inches of the floor;

2. Misaligned Chimney– the vent stack on gas operated water heaters or furnaces are properly aligned;

3. Missing HVAC Covers – there are covers on all baseboard heaters;

4. Access to the Electrical Panel – access to electrical panels is not blocked by furniture or other items;

5. Missing Covers – electrical panels have interior covers (aside from the panel lid box itself) to prevent exposure from the wire connections;

6. Open Breaker Ports – Open breaker ports are covered;

7. Doors Damaged Seals – the factory-installed seals on Exterior Doors, such as building or unit doors, are in place and undamaged;

8. Doors Damaged Hardware – Exterior door hardware locks or latches properly and Fire Doors function as designed;

9. Security Doors – security doors do not have dual-side key locks;

10. Kitchen – Damaged Stoves/Ovens – stove burners are working;

slide36

UNIT

DEF: Range/Stove - Missing/Damaged/Inoperable

(Kitchen) - L2

slide37

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide38

UNIT

DEF: Plumbing - Leaking Faucets/Pipes (Kitchen) - L3

slide39

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide40

UNIT

DEF: Lavatory Sink - Damaged/Missing (Bathroom) - L3

Bathroom Cabinets - Damaged/Missing (Bathroom) - L1

slide41

UNIT

DEF: Water Closet/Toilet - Damaged/Clogged/Missing

(Bathroom) – L2

slide42

UNIT

DEF: Lavatory Sink - Damaged/Missing (Bathroom) - L3

Water Closet/Toilet - Damaged/Clogged/Missing (Bathroom) - L3

slide43

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide44

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide45

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide46

BUILDING SYSTEMS

DEF: Missing Drain/Cleanout/Manhole Covers

(Sanitary System) - L3

slide47

BUILDING SYSTEMS

DEF: Missing Drain/Cleanout/Manhole Covers

(Sanitary System) - L3

slide48

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide49

COMMON AREAS

DEF: Chutes Damaged/Missing Components - L3

slide50

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide51

HEALTH & SAFETY

DEF: Site - Garbage and Debris - Outdoors

slide52

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide53

BUILDING SYSTEMS

DEF: Auxiliary Lighting Inoperable (Emergency Power) - L3

slide54

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide55

BUILDING SYSTEMS

DEF: Leaking Central Water Supply (Domestic Water) - L3

slide56

BUILDING SYSTEMS

DEF: Leaking Central Water Supply (Domestic Water) - L3

slide57

Top 20 Deficiencies (Continued)

11. Plumbing– pipes and faucets are not leaking, and areas around any leaks are cleaned up and repaired;

12. Damaged Sinks/Showers– any hardware problems are repaired, diverters are working, drains have stoppers, Hot or Cold water handles are in place and working;

13. Clothes Dryers- are properly vented to the outside from units or laundry rooms;

14. Storm Water Sewers- are not clogged with trash or leaves;

15. Sanitary Sewer Damaged Covers–caps located in the grass on the exterior of the building that have been damaged by a lawn mower are cleaned out. Replace and mark the areas to prevent further damage;

16. Trash Chutes– hardware is in place and the chute door closes properly;

17. Trash Receptacles- are not overflowing and are adequate in size for the property;

18. Auxiliary Lighting– the back up lighting works even when the test light does not work;

19. Leaking Domestic Water– there are no leaks in the domestic water supply, including the hose bibs located on the exterior of the building;

20. Switchplate Covers– are not cracked or broken.

slide58

UNIT

DEF: Missing/Broken Cover Plates (Outlets/Switches) - L3

slide60

Technical Reviews

You can appeal a physical score if you believe the inspection was not conducted in accordance with the Public and Indian Housing Real Estate Assessment Center (PIH-REAC) Uniform Physical Condition Standards (UPCS) inspection protocol or feel that certain inspection data may have been recorded in error that, if corrected, will result in an improvement in the property's overall score

What qualifies for a Technical Review?

- Building Data Errors

- Unit Count Errors

- Non-Existent Deficiency Errors

What does NOT qualify for a Technical Review?

- Disagreements over the severity of a defect

- Deficiencies that were repaired or corrected

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Technical Reviews (Continued)

Timeline for submittal:

- Public Housing = 15 days

- Multifamily Housing = 30 days

What to include:

- All property identification information

- All deficiency location information

* OBJECTIVELY VERIFIABLE! *

How to document:

- Written Material

- Photographs

- Video

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Technical Reviews (Continued)

Where to send your request:

Attn: PASS Technical Reviews

HUD/PIH/REAC

550 12th Street SW, Suite 100

Washington, DC 20410

What can happen:

- Request Denied

- New Inspection Scheduled

- Correct the Inspection Report

(Adjust score)

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Database Adjustments

You can appeal a physical score if you believe the inspection was not conducted in accordance with … blah … blah … blah … (Same as the previous one.)

What qualifies for a Database Adjustment?

- Local conditions and exceptions

- Ownership issues

- Adverse conditions beyond the owner’s control

- Modernization work in progress

What does NOT qualify for a Database Adjustment?

- Deficiencies that were repaired or corrected

- Deficiencies caused by residents

- Items covered by the Technical Review process

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Database Adjustments (Continued)

Timeline for submittal:

- Public Housing = 15 days

- Multifamily Housing = 45 days

What to include:

- All property identification information

- All deficiency location information

* OBJECTIVELY VERIFIABLE! *

How to document:

- Written Material

- Photographs

- Video

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Database Adjustments (Continued)

Where to send your request:

Attn: PASS Database Adjustments

HUD/PIH/REAC

550 12th Street SW, Suite 100

Washington, DC 20410

What can happen:

- Request Denied

- New Inspection Scheduled

- Correct the Inspection Report

(Adjust score)

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DCD 4.0 (A.K.A. RAPID 1.0)

  • Why DCD 4.0?
    • Increased system reliability
    • Upgraded technology
    • Implementation of Berger 47 Deficiency Definitions through Decision Trees
      • Improved consistency between inspectors
      • Eliminates interpretation of inspector comments
      • Logical, universally defined progression to determine and document results
    • Decreased processing times
  • When can we expect to see DCD 4.0?
    • Fall 2008
    • Full implementation in 2009
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http://www.hud.gov/offices/reac/

products/pass/pass_trng.cfm

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For More Information

www.hud.gov/reac

1-888-245-4860

reac@hud.gov

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Any Questions?

Email: james.arcara@hud.gov

Phone: (202) 475-8567