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Transcript of REAC Scoring Guide: - reacguru.comreacguru.com/free/reacscoring.pdf · Excerpt from UPCS/REAC...
Calculating REAC Scoring Values
Each Inspectable Area has a Value represented
on your scoring report as "Possible Points"Inspectable Area
"Possible Points" or
Area Value
changes with N/A
Items
Each Inspectable Item within each Inspectable
Area has a "Weight"Inspectable Item Weight
changes with N/A
Items
Each Deficiency associated with an Inspectable
Item has a "Criticality"Deficiency Criticality
fixed value never
changes
Each Deficiency identified is also assigned a
"Level of SeverityLevel of Severity Level
determined by
inspector according
to definitions
Criticalities represent multipliers of: 1 = 0.5
2 = 1.25
3 = 2.25
4 = 3
5 = 5
Levels of Severities represent multipliers of: 1 = 0.25
2 = 0.5
3 = 1
The value of a defect is calculated as: Area Value
X Weight
X Criticality
X Level
Deduction
Value
This section reveals the relative scoring values of deficiencies for all 5 Inspectable Areasbased on this formula.
For purposes of these calculations, we are assuming that all Inspectable Items are presentso that our Weights are the unaltered initial Weights. The Inspectable Areas are alsounaltered at their nominal values.
We are assuming one building, and we are using a theoretical Unit value of 2 points. (Thisexact value is impossible in this example, but 2 is a nice round number to work with.)
Weights, Criticalities, and H&S Indicators
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Site Wt Deficiency Crit L1 L2 L3 H&S
Fencing and
Gates
.100 Damaged Non-security / Non-safety)2.25 0.5
.100 Damaged (Security / Safety) 3 0.25 0.5 1 NLT
Grounds .125 Erosion / Rutting Areas 3 0.5 1 NLT
.125 Overgrown / Penetrating Vegetation 2.25 0.5 1
.125 Ponding / Site Drainage 3 0.5 1
Health & Safety .125 Air Quality—Sewer Odor Detected2.25 1 NLT
.125 Air Quality—Propane / Natural Gas /
Methane Gas Detected5 1 LT
.125 Electrical Hazards—Exposed Wires / Open
Panels5 1 LT
.125 Electrical Hazards—Water Leaks on / near
Electrical Equipment5 1 LT
.125 Flammable / Combustible
Materials—Improperly Stored2.25 1 NLT
.125 Garbage and Debris—Outdoors 2.25 1 NLT
.000 Hazards—Other 2.25 1 NLT
.125 Hazards—Sharp Edges 2.25 1 NLT
.125 Hazards—Tripping 2.25 1 NLT
.125 Infestation—Insects 2.25 1 NLT
.125 Infestation—Rats / Mice / Vermin 2.25 1 NLT
Mailboxes /
Project Signs
.010 Mailbox Missing / Damaged1.25 1
.010 Signs Damaged 1.25 0.25
Market Appeal .080 Graffiti 3 0.25 0.5 1
.080 Litter 3 0.5
Parking Lots /
Driveways /
Roads
.085 Cracks / Settlement / Heaving / Loose
Materials / Potholes 3 0.5 1
.085 Ponding 3 0.5 1
Play Areas and
Equipment
.125 Damaged / Broken Equipment
2.25 0.25 0.5 1 NLT
.125 Deteriorated Play Area Surface 2.25 0.5 1
Refuse
Disposal
.125 Broken / Damaged Enclosure—Inadequate
Outside Storage Space 2.25 0.5
Retaining Walls .100 Damaged / Falling / Leaning3 0.25 1 NLT
Storm Drainage .125 Damaged / Obstructed5 0.5 1
Walkways /
Steps
.125 Broken / Missing Hand Railing2.25 1 NLT
.125 Cracks / Settlement / Heaving 2.25 0.5
.125 Spalling 2.25 0.25 0.5
Based on a Site "Possible Points" Value of 15 points, with all Inspectable Items Present
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Site DeficiencyL1 L2 L3 H&S
Fencing and
Gates
Damaged Non-security / Non-safety)1.7
Damaged (Security / Safety) 1.1 2.3 4.5 NLT
Grounds Erosion / Rutting Areas 2.8 5.6 NLT
Overgrown / Penetrating Vegetation 2.1 4.2
Ponding / Site Drainage 2.8 5.6
Health &
Safety
Air Quality—Sewer Odor Detected4.2 NLT
Air Quality—Propane / Natural Gas / Methane Gas
Detected9.4 LT
Electrical Hazards—Exposed Wires / Open Panels9.4 LT
Electrical Hazards—Water Leaks on / near Electrical
Equipment9.4 LT
Flammable / Combustible Materials—Improperly
Stored4.2 NLT
Garbage and Debris—Outdoors 4.2 NLT
Hazards—Other NLT
Hazards—Sharp Edges 4.2 NLT
Hazards—Tripping 4.2 NLT
Infestation—Insects 4.2 NLT
Infestation—Rats / Mice / Vermin 4.2 NLT
Mailboxes /
Project Signs
Mailbox Missing / Damaged
.2
Signs Damaged .05
Market Appeal Graffiti.9 1.8 3.6
Litter 1.8
Parking Lots /
Driveways /
Roads
Cracks / Settlement / Heaving / Loose Materials /
Potholes 1.9 3.8
Ponding 1.9 3.8
Play Areas
and
Equipment
Damaged / Broken Equipment
1.1 2.1 4.2 NLT
Deteriorated Play Area Surface 2.1 4.2
Refuse
Disposal
Broken / Damaged Enclosure—Inadequate Outside
Storage Space 2.1
Retaining
Walls
Damaged / Falling / Leaning1.1 4.5 NLT
Storm
Drainage
Damaged / Obstructed4.7 9.4
Walkways /
Steps
Broken / Missing Hand Railing4.2 NLT
Cracks / Settlement / Heaving 2.1
Spalling 1.1 2.1
Based on a Site "Possible Points" Value of 15 points, with all Inspectable Items Present
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Exterior Wt Deficiency Crit L1 L2 L3 H&S
Doors .184 Damaged Frames / Threshold / Lintels / Trim1.25 0.5 1 NLT
.184 Damaged Hardware / Locks 2.25 0.5 1
.184 Damaged Surface (Holes / Paint / Rust /
Glass)3 0.5 1
.184 Damaged / Missing Screen / Storm / Security
Door2.25 0.25 1 NLT
.184 Deteriorated / Missing Caulking / Seals 3 1
.184 Missing Door 5 1
Fire Escapes .184 Blocked Egress / Ladders 5 1 LT
.184 Visibly Missing Components 5 1 LT
Foundations .184 Cracks / Gaps 5 0.5 1
.184 Spalling / Exposed Rebar 3 0.5 1
Health and
Safety
.184 Electrical Hazards—Exposed Wires / Open
Panels5 1 LT
.184 Electrical Hazards—Water Leaks on / near
Electrical Equipment5 1 LT
.184 Emergency Fire Exits—Emergency / Fire
Exits Blocked / Unusable5 1 LT
.184 Emergency Fire Exits—Missing Exit Signs2.25 1 NLT
.184 Flammable / Combustible
Materials—Improperly Stored2.25 1 NLT
.000 Hazards—Other 2.25 1 NLT
.184 Hazards—Sharp Edges 2.25 1 NLT
.000 Hazards—Tripping 2.25 1 NLT
.184 Infestation—Insects 2.25 1 NLT
.184 Infestation—Rats / Mice / Vermin 2.25 1 NLT
Lighting .115 Broken Fixtures / Bulbs 3 0.5 1
Roofs .184 Damaged / Clogged Drains 5 0.5 1
.184 Damaged Soffits / Fascia / Soffit Vents 3 0.25 1
.184 Damaged Vents 3 0.25 1
.184 Damaged / Torn Membrane / Missing Ballast5 0.5 1
.184 Missing / Damaged Components from
Downspout / Gutter2.25 0.25 0.5 1
.184 Missing / Damaged Shingles 5 0.25 0.5 1
.184 Ponding 3 1
Walls .149 Cracks / Gaps 5 0.5 1
.149 Damaged Chimneys 3 0.25 0.5 1 NLT
.149 Missing / Damaged Caulking / Mortar 3 0.25 0.5
.149 Missing Pieces / Holes / Spalling 3 0.5 1
.149 Stained / Peeling / Needs Paint 2.25 0.25 0.5
Windows .000 Cracked / Broken / Missing Panes 2.25 0.25 1 NLT
.000 Damaged / Missing Screens 1.25 0.25
.000 Damaged Sills / Frames / Lintels / Trim 5 0.25 0.5
.000 Missing / Deteriorated Caulking / Seals /
Glazing Compound5 0.25 1
.000 Peeling / Needs Paint 1.25 0.25
Based on Exterior "Possible Points" Value of 15 points, with all Inspectable Items Present
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Exterior DeficiencyH&S
Doors Damaged Frames / Threshold / Lintels / Trim1.7 3.5 NLT
Damaged Hardware / Locks 3.1 6.2
Damaged Surface (Holes / Paint / Rust / Glass)4.1 8.3
Damaged / Missing Screen / Storm / Security Door1.6 6.2 NLT
Deteriorated / Missing Caulking / Seals 8.3
Missing Door 13.8
Fire Escapes Blocked Egress / Ladders 13.8 LT
Visibly Missing Components 13.8 LT
Foundations Cracks / Gaps 6.9 13.8
Spalling / Exposed Rebar 4.1 8.3
Health and
Safety
Electrical Hazards—Exposed Wires / Open Panels13.8 LT
Electrical Hazards—Water Leaks on / near Electrical
Equipment13.8 LT
Emergency Fire Exits—Emergency / Fire Exits
Blocked / Unusable13.8 LT
Emergency Fire Exits—Missing Exit Signs 6.2 NLT
Flammable / Combustible Materials—Improperly
Stored6.2 NLT
Hazards—Other NLT
Hazards—Sharp Edges 6.2 NLT
Hazards—Tripping NLT
Infestation—Insects 6.2 NLT
Infestation—Rats / Mice / Vermin 6.2 NLT
Lighting Broken Fixtures / Bulbs 2.6 5.2
Roofs Damaged / Clogged Drains 6.9 13.8
Damaged Soffits / Fascia / Soffit Vents 2.1 8.3
Damaged Vents 2.1 8.3
Damaged / Torn Membrane / Missing Ballast6.9 13.8
Missing / Damaged Components from Downspout /
Gutter1.6 3.1 6.2
Missing / Damaged Shingles 3.5 6.9 13.8
Ponding 8.3
Walls Cracks / Gaps 5.6 11.2
Damaged Chimneys 1.7 3.4 6.7 NLT
Missing / Damaged Caulking / Mortar 1.7 3.4
Missing Pieces / Holes / Spalling 3.4 6.7
Stained / Peeling / Needs Paint 1.3 2.5
Windows Cracked / Broken / Missing Panes NLT
Damaged / Missing Screens
Damaged Sills / Frames / Lintels / Trim
Missing / Deteriorated Caulking / Seals / Glazing
Compound
Peeling / Needs Paint
Based on Exterior "Possible Points" Value of 15 points, with all Inspectable Items Present
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Systems Wt Deficiency Crit L1 L2 L3 H&S
Domestic Water .155 General Rust / Corrosion on Heater Chimney1.25 1 NLT
.155 Leaking Central Water Supply 3 1
.155 Misaligned Chimney / Ventilation System5 1 LT
.155 Missing Pressure Relief Valve 5 1 NLT
.155 Water Supply Inoperable 5 1 NLT
Electrical
System
.155 Blocked Access / Improper Storage2.25 1 NLT
.155 Burnt Breakers 3 1 NLT
.155 Evidence of Leaks / Corrosion 5 1 NLT
.155 Frayed Wiring 5 1
.155 Missing Breakers / Fuses 5 1 LT
.155 Missing Covers 5 1 LT
Elevators .050 Inoperable 5 1 NLT
Emergency
Power
.020 Auxiliary Lighting Inoperable5 1
.020 Run-Up Records Not Available 3 0.5 1
Fire Protection .155 Missing Sprinkler Head5 1 NLT
.155 Missing / Expired Extinguishers 5 0.25 0.5 1 LT
Health & Safety .155 Mold and / or Mildew Observed2.25 1 NLT
.155 Propane / Natural Gas / Methane 5 1 LT
.155 Sewer Odor Detected 2.25 1 NLT
.155 Exposed Wires / Open Panels 5 1 LT
.155 Water Leaks on / near Electrical Equipt 5 1 LT
.155 Elevator—Tripping 2.25 1 NLT
.155 Emerg / Fire Exits Blocked 5 1 LT
.155 Missing Exit Signs 2.25 1 NLT
.155 Flammable / Combustible
Materials—Improperly Stored2.25 1 NLT
.155 Garbage and Debris—Indoors 2.25 1 NLT
.155 Garbage and Debris—Outdoors 2.25 1 NLT
.000 Hazards—Other 2.25 1 NLT
.155 Hazards—Sharp Edges 2.25 1 NLT
.000 Hazards—Tripping 2.25 1 NLT
.155 Infestation—Insects 2.25 1 NLT
.155 Infestation—Rats / Mice / Vermin 2.25 1 NLT
HVAC .155 Boiler / Pump / Cooling System Leaks 3 0.25 1
.155 Fuel Supply Leaks 3 1 NLT
.155 General Rust / Corrosion 1.25 0.5 1 NLT
.155 Misaligned Chimney / Ventilation 5 1 LT
Roof Exhaust .155 Roof Exhaust Fan(s) Inoperable 2.25 1
Sanitary .155 Leaking / Clogged Pipes or Drains 5 1 NLT
.155 Missing Drain / Cleanout Covers 2.25 1
Based on Systems "Possible Points" Value of 20 points, with all Inspectable Items Present
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Systems DeficiencyH&S
Domestic
Water
General Rust / Corrosion on Heater Chimney3.9 NLT
Leaking Central Water Supply 9.3
Misaligned Chimney / Ventilation System 15.5 LT
Missing Pressure Relief Valve 15.5 NLT
Water Supply Inoperable 15.5 NLT
Electrical
System
Blocked Access / Improper Storage7.0 NLT
Burnt Breakers 9.3 NLT
Evidence of Leaks / Corrosion 15.5 NLT
Frayed Wiring 15.5
Missing Breakers / Fuses 15.5 LT
Missing Covers 15.5 LT
Elevators Inoperable 5.0 NLT
Emergency
Power
Auxiliary Lighting Inoperable2.0
Run-Up Records Not Available .6 1.2
Fire
Protection
Missing Sprinkler Head15.5 NLT
Missing / Expired Extinguishers 3.9 7.8 15.5 LT
Health &
Safety
Mold and / or Mildew Observed7.0 NLT
Propane / Natural Gas / Methane 15.5 LT
Sewer Odor Detected 7.0 NLT
Exposed Wires / Open Panels 15.5 LT
Water Leaks on / near Electrical Equipt 15.5 LT
Elevator—Tripping 7.0 NLT
Emerg / Fire Exits Blocked 15.5 LT
Missing Exit Signs 7.0 NLT
Flammable / Combustible Materials—Improperly
Stored7.0 NLT
Garbage and Debris—Indoors 7.0 NLT
Garbage and Debris—Outdoors 7.0 NLT
Hazards—Other NLT
Hazards—Sharp Edges 7.0 NLT
Hazards—Tripping NLT
Infestation—Insects 7.0 NLT
Infestation—Rats / Mice / Vermin 7.0 NLT
HVAC Boiler / Pump / Cooling System Leaks 2.3 9.3
Fuel Supply Leaks 9.3 NLT
General Rust / Corrosion 1.9 3.9 NLT
Misaligned Chimney / Ventilation 15.5 LT
Roof Exhaust Roof Exhaust Fan(s) Inoperable7.0
Sanitary Leaking / Clogged Pipes or Drains 15.5 NLT
Missing Drain / Cleanout Covers 7.0
Based on Systems "Possible Points" Value of 20 points, with all Inspectable Items Present
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Common Wt Deficiency Crit L1 L2 L3 H&S
Common Areas .100 Ceiling—Bulging / Buckling3 1
.100 Ceiling—Holes / Missing Tiles / Panels /
Cracks3 0.25 0.5 1
.100 Ceiling—Peeling / Needs Paint 0.5 0.25 0.5
.100 Ceiling—Mold / Mildew / Water Stains /
Water Damage1.25 0.25 1
.100 Doors—Damaged Frames / Threshold /
Lintels / Trim1.25 0.5 1 NLT
.100 Doors—Damaged Hardware / Locks 2.25 0.25 0.5 1
.100 Doors—Damaged / Missing Screen / Storm /
Security Door2.25 0.25 1 NLT
.100 Doors—Damaged Surface (Holes / Paint /
Rust / Glass)2.25 0.5 1
.100 Doors—Deteriorated / Missing Seals (Entry
Only)3 1
.100 Doors—Missing Door 5 0.25 0.5 1 NLT
.100 Electrical—Blocked Access to Electrical
Panel2.25 1 NLT
.100 Electrical—Burnt Breakers 3 1 NLT
.100 Electrical—Evidence of Leaks / Corrosion5 1 NLT
.100 Electrical—Frayed Wiring 5 1
.100 Electrical—Missing Breakers 5 1 LT
.100 Electrical—Missing Covers 5 1 LT
.100 Floors—Bulging / Buckling 3 1
.100 Floors—Soft Floor Covering Missing /
Damaged3 0.25 0.5 1
.100 Floors—Hard Floor Covering Missing /
Damaged Flooring / Tiles3 0.25 0.5 1
.100 Floors—Peeling / Needs Paint 0.5 0.25 0.5
.100 Floors—Rot / Deteriorated Subfloor 3 0.5 1
.100 Floors—Mold / Mildew / Water Stains / Water
Damage1.25 0.5 1
.100 HVAC—Misaligned Chimney / Ventilation
System5 1 LT
.100 HVAC—Inoperable 5 1
.100 HVAC—Noisy / Vibrating / Leaking 3 0.25
.100 HVAC—Convection / Radiant Heat System
Covers Missing / Damaged1.25 1
.100 HVAC—General Rust / Corrosion 1.25 0.25 0.5 1
.100 Lighting—Missing / Damaged / Inoperable
Fixture3 0.5 1
.100 Outlets / Switches / Cover Plates—Missing /
Broken2.25 0.25 1 LT
.000 Smoke Detector—Missing / Inoperable 5 1 LT
.100 Stairs—Broken / Damaged / Missing Steps2.25 1 NLT
.100 Stairs—Broken / Missing Hand Railing 2.25 1 NLT
Based on Common Areas "Possible Points" Value of 15 points, with all Inspectable Items Present
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Common DeficiencyH&S
Common
Areas
Ceiling—Bulging / Buckling4.5
Ceiling—Holes / Missing Tiles / Panels / Cracks1.1 2.3 4.5
Ceiling—Peeling / Needs Paint .2 .4
Ceiling—Mold / Mildew / Water Stains / Water
Damage.5 1.9
Doors—Damaged Frames / Threshold / Lintels / Trim.9 1.9 NLT
Doors—Damaged Hardware / Locks .8 1.7 3.4
Doors—Damaged / Missing Screen / Storm / Security
Door.8 3.4 NLT
Doors—Damaged Surface (Holes / Paint / Rust /
Glass)1.7 3.4
Doors—Deteriorated / Missing Seals (Entry Only)4.5
Doors—Missing Door 1.9 3.8 7.5 NLT
Electrical—Blocked Access to Electrical Panel3.4 NLT
Electrical—Burnt Breakers 4.5 NLT
Electrical—Evidence of Leaks / Corrosion 7.5 NLT
Electrical—Frayed Wiring 7.5
Electrical—Missing Breakers 7.5 LT
Electrical—Missing Covers 7.5 LT
Floors—Bulging / Buckling 4.5
Floors—Soft Floor Covering Missing / Damaged1.1 2.3 4.5
Floors—Hard Floor Covering Missing / Damaged
Flooring / Tiles1.1 2.3 4.5
Floors—Peeling / Needs Paint .2 .4
Floors—Rot / Deteriorated Subfloor 2.3 4.5
Floors—Mold / Mildew / Water Stains / Water
Damage.9 1.9
HVAC—Misaligned Chimney / Ventilation System7.5 LT
HVAC—Inoperable 7.5
HVAC—Noisy / Vibrating / Leaking 1.1
HVAC—Convection / Radiant Heat System Covers
Missing / Damaged1.9
HVAC—General Rust / Corrosion .5 .9 1.9
Lighting—Missing / Damaged / Inoperable Fixture2.3 4.5
Outlets / Switches / Cover Plates—Missing / Broken.8 3.4 LT
Smoke Detector—Missing / Inoperable LT
Stairs—Broken / Damaged / Missing Steps 3.4 NLT
Stairs—Broken / Missing Hand Railing 3.4 NLT
Based on Common Areas "Possible Points" Value of 15 points, with all Inspectable Items Present
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
.100 Walls—Bulging / Buckling 3 1
.100 Walls—Damaged 2.25 0.25 0.5 1
.100 Walls—Damaged / Deteriorated Trim 0.5 0.25 0.5 1
.100 Walls—Peeling / Needs Paint 0.5 0.25 0.5
.100 Walls—Mold / Mildew / Water Stains / Water
Damage1.25 0.25 1
.100 Windows—Cracked / Broken / Missing
Panes2.25 0.25 1 NLT
.100 Windows—Damaged Screens 1.25 0.25
.100 Windows—Damaged Sills / Frames / Lintels /
Trim3 0.25 0.5
.100 Windows—Missing / Deteriorated Caulking /
Seals / Glazing Compound5 0.25 1
.100 Windows—Inoperable / Not Lockable 2.25 0.25 1 NLT
.100 Windows—Peeling / Needs Paint 0.5 0.25
.100 Windows Security Bars Prevent Egress 5 1 LT
FHEO .000 Hallways Less Than 36” Wide 5 1
.000 Routes Inaccessible to Wheelchair 5 1
Halls / .100 Graffiti 3 0.25 0.5 1
Corridors / .100 Mailbox—Missing / Damaged 1.25 1
Stairs .100 Pedestrian / Wheelchair Ramp 2.25 0.5 1
Health & Safety .100 Air Quality—Mold and / or Mildew Observed2.25 1 NLT
.100 Air Quality—Propane / Natural Gas /
Methane Gas Detected5 1 LT
.100 Air Quality—Sewer Odor Detected 2.25 1 NLT
.100 Electrical Hazards—Exposed Wires / Open
Panels5 1 LT
.100 Electrical Hazards—Water Leaks on / near
Electrical Equipment5 1 LT
.100 Emergency Fire Exits—Emergency / Fire
Exits Blocked / Unusable2.25 1 LT
.100 Emergency Fire Exits—Missing Exit Signs2.25 1 NLT
.100 Flammable / Combustible
Materials—Improperly Stored2.25 1 NLT
.100 Garbage and Debris—Indoors 2.25 1 NLT
.100 Garbage and Debris—Outdoors 2.25 1 NLT
.000 Hazards—Other 2.25 1 NLT
.100 Hazards—Sharp Edges 2.25 1 NLT
.000 Hazards—Tripping 2.25 1 NLT
.100 Infestation—Insects 2.25 1 NLT
.100 Infestation—Rats / Mice / Vermin 2.25 1 NLT
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Common
Areas
Walls—Bulging / Buckling4.5
Walls—Damaged .8 1.7 3.4
Walls—Damaged / Deteriorated Trim .2 .4 .8
Walls—Peeling / Needs Paint .2 .4
Walls—Mold / Mildew / Water Stains / Water Damage.5 1.9
Windows—Cracked / Broken / Missing Panes.8 3.4 NLT
Windows—Damaged Screens .5
Windows—Damaged Sills / Frames / Lintels / Trim1.1 2.3
Windows—Missing / Deteriorated Caulking / Seals /
Glazing Compound1.9 7.5
Windows—Inoperable / Not Lockable .8 3.4 NLT
Windows—Peeling / Needs Paint .2
Windows Security Bars Prevent Egress 7.5 LT
FHEO Hallways Less Than 36” Wide
Routes Inaccessible to Wheelchair
Halls / Graffiti 1.1 2.3 4.5
Corridors / Mailbox—Missing / Damaged 1.9
Stairs Pedestrian / Wheelchair Ramp 1.7 3.4
Health &
Safety
Air Quality—Mold and / or Mildew Observed3.4 NLT
Air Quality—Propane / Natural Gas / Methane Gas
Detected7.5 LT
Air Quality—Sewer Odor Detected 3.4 NLT
Electrical Hazards—Exposed Wires / Open Panels7.5 LT
Electrical Hazards—Water Leaks on / near Electrical
Equipment7.5 LT
Emergency Fire Exits—Emergency / Fire Exits
Blocked / Unusable3.4 LT
Emergency Fire Exits—Missing Exit Signs 3.4 NLT
Flammable / Combustible Materials—Improperly
Stored3.4 NLT
Garbage and Debris—Indoors 3.4 NLT
Garbage and Debris—Outdoors 3.4 NLT
Hazards—Other NLT
Hazards—Sharp Edges 3.4 NLT
Hazards—Tripping NLT
Infestation—Insects 3.4 NLT
Infestation—Rats / Mice / Vermin 3.4 NLT
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Kitchen .100 Cabinets—Missing / Damaged 1.25 0.5 1
.100 Call for Aid—Inoperable 2.25 1 NLT
.100 Countertops—Missing / Damaged 1.25 0.5
.100 Dishwasher / Garbage Disposal—Inoperable1.25 0.5
.100 GFI—Inoperable 5 1 NLT
.100 Plumbing—Clogged Drains 3 0.25 1 NLT
.100 Plumbing—Leaking Faucet / Pipes 2.25 0.25 1 NLT
.100 Range / Stove—Missing / Damaged /
Inoperable2.25 0.25 0.5 1
.100 Range Hood / Exhaust Fans—Excessive
Grease / Inoperable1.25 0.25 1
.100 Refrigerator—Damaged / Inoperable 2.25 0.25 1
.100 Sink—Missing / Damaged 5 0.25 1 NLT
Laundry Room .100 Dryer Vent—Missing / Damaged / Inoperable2.25 1
.100 GFI—Inoperable 5 1 NLT
Patio / Porch /
Balcony
.050 Baluster / Side Railings—Damaged2.25 1
Pools and
Related
Structures
.050 Pools—Damaged / Not Intact—Fencing or
Gate(s) 5 1
.050 Pools—Inoperable 1.25 1
Restrooms /
Pool Structures
.050 Call for Aid—Inoperable
2.25 1 NLT
.050 GFI—Inoperable 5 1 NLT
.050 Lavatory Sink—Damaged / Missing 2.25 0.25 1 NLT
.050 Plumbing—Clogged Drains 5 0.25 1 NLT
.050 Plumbing—Leaking Faucet / Pipes 3 0.25 1 NLT
.050 Restroom Cabinet—Damaged / Missing1.25 0.25
.050 Shower / Tub—Damaged / Missing 3 0.5 1
.050 Ventilation / Exhaust System—Inoperable3 0.5
.050 Water Closet / Toilet—Damaged / Clogged /
Missing5 0.5 1
.050 Windows—Cracked / Broken / Missing
Panes2.25 0.25 1 NLT
Trash
Collection
Areas
.050 Chutes—Damaged / Missing Components
2.25 0.5
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Kitchen Cabinets—Missing / Damaged .9 1.9
Call for Aid—Inoperable 3.4 NLT
Countertops—Missing / Damaged .9
Dishwasher / Garbage Disposal—Inoperable.9
GFI—Inoperable 7.5 NLT
Plumbing—Clogged Drains 1.1 4.5 NLT
Plumbing—Leaking Faucet / Pipes .8 3.4 NLT
Range / Stove—Missing / Damaged / Inoperable.8 1.7 3.4
Range Hood / Exhaust Fans—Excessive Grease /
Inoperable.5 1.9
Refrigerator—Damaged / Inoperable .8 3.4
Sink—Missing / Damaged 1.9 7.5 NLT
Laundry
Room
Dryer Vent—Missing / Damaged / Inoperable3.4
Call for Aid—Inoperable 3.4 NLT
GFI—Inoperable 7.5 NLT
Patio / Porch /
Balcony
Baluster / Side Railings—Damaged1.7
Pools and
Related
Structures
Pools—Damaged / Not Intact—Fencing or Gate(s)
3.8
Pools—Inoperable .9
Call for Aid—Inoperable 1.7 NLT
GFI—Inoperable 3.8 NLT
Lavatory Sink—Damaged / Missing .4 1.7 NLT
Plumbing—Clogged Drains .9 3.8 NLT
Plumbing—Leaking Faucet / Pipes .6 2.3 NLT
Cabinet—Damaged / Missing .2
Shower / Tub—Damaged / Missing 1.1 2.3
Ventilation / Exhaust System Inoperable 1.1
Water Closet / Toilet—Damaged / Clogged / Missing1.9 3.8
Windows Cracked / Broken / Missing .4 1.7 NLT
Trash
Collection
Areas
Chutes—Damaged / Missing Components
.8
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Units Wt Deficiency Crit L1 L2 L3 H&S
Bathroom .150 Bathroom Cabinets—Damaged / Missing1.25 0.25
.150 Lavatory Sink—Damaged / Missing 2.25 0.25 1 NLT
.150 Plumbing—Clogged Drains 5 0.25 1 NLT
.150 Plumbing—Leaking Faucet / Pipes 3 0.25 1 NLT
.150 Shower / Tub—Damaged / Missing 3 0.25 0.5 1 NLT
.150 Ventilation / Exhaust System—Inoperable3 0.5
.150 Water Closet / Toilet—Damaged / Clogged /
Missing5 0.5 1 NLT
Call-for-Aid .020 Inoperable 2.25 1 NLT
Ceiling .040 Bulging / Buckling 3 1
.040 Holes / Missing Tiles / Panels / Cracks 3 0.25 0.5 1
.040 Peeling / Needs Paint 0.5 0.25 0.5
.040 Mold / Mildew / Water Stains / Water
Damage1.25 0.25 1
Doors .045 Damaged Frames / Threshold / Lintels / Trim1.25 0.5 1 NLT
.045 Damaged Hardware / Locks 2.25 0.25 0.5 1
.045 Damaged / Missing Screen / Storm / Security
Door2.25 0.25 1 NLT
.045 Damaged Surface (Holes / Paint / Rust /
Glass)2.25 0.5 1
.045 Deteriorated / Missing Seals (Entry Only)3 1
.045 Missing Door 5 0.25 0.5 1 NLT
Electrical
System
.100 Blocked Access to Electrical Panel2.25 1 NLT
.100 Burnt Breakers 3 1 NLT
.100 Evidence of Leaks / Corrosion 5 1 NLT
.100 Frayed Wiring 5 1
.100 GFI—Inoperable 5 1 NLT
.100 Missing Breakers / Fuses 5 1 LT
.100 Missing Covers 5 1 LT
Floors .040 Bulging / Buckling 3 1
.040 Hard Floor Covering Missing / Damaged
Flooring / Tiles3 0.25 0.5 1
.040 Mold / Mildew / Water Stains / Water
Damage1.25 0.5 1
.040 Peeling / Needs Paint 0.5 0.25 0.5
.040 Rot / Deteriorated Subfloor 3 0.5 1
.040 Soft Floor Covering Missing / Damaged 3 0.25 0.5 1
Based on PER UNIT "Possible Points" Value of 2 points, with all Inspectable Items Present
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Units DeficiencyH&S
Bathroom Bathroom Cabinets—Damaged / Missing .1
Lavatory Sink—Damaged / Missing .2 .7 NLT
Plumbing—Clogged Drains .4 1.5 NLT
Plumbing—Leaking Faucet / Pipes .2 .9 NLT
Shower / Tub—Damaged / Missing .2 .5 .9 NLT
Ventilation / Exhaust System—Inoperable .5
Water Closet / Toilet—Damaged / Clogged / Missing.8 1.5 NLT
Call-for-Aid Inoperable .1 NLT
Ceiling Bulging / Buckling .2
Holes / Missing Tiles / Panels / Cracks .1 .1 .2
Peeling / Needs Paint .01 .02
Mold / Mildew / Water Stains / Water Damage.03 .1
Doors Damaged Frames / Threshold / Lintels / Trim.1 .1 NLT
Damaged Hardware / Locks .1 .1 .2
Damaged / Missing Screen / Storm / Security Door.1 .2 NLT
Damaged Surface (Holes / Paint / Rust / Glass).1 .2
Deteriorated / Missing Seals (Entry Only) .3
Missing Door .1 .2 .5 NLT
Electrical
System
Blocked Access to Electrical Panel.5 NLT
Burnt Breakers .6 NLT
Evidence of Leaks / Corrosion 1.0 NLT
Frayed Wiring 1.0
GFI—Inoperable 1.0 NLT
Missing Breakers / Fuses 1.0 LT
Missing Covers 1.0 LT
Floors Bulging / Buckling .2
Hard Floor Covering Missing / Damaged Flooring /
Tiles.1 .1 .2
Mold / Mildew / Water Stains / Water Damage.1 .1
Peeling / Needs Paint .01 .02
Rot / Deteriorated Subfloor .1 .2
Soft Floor Covering Missing / Damaged .1 .1 .2
Based on PER UNIT "Possible Points" Value of 2 points, with all Inspectable Items Present
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Health & Safety .150 Air Quality—Mold and / or Mildew Observed2.25 1 NLT
.150 Air Quality—Sewer Odor Detected 2.25 1 NLT
.150 Air Quality—Propane / Natural Gas /
Methane Gas Detected5 1 LT
.150 Electrical Hazards—Exposed Wires / Open
Panels5 1 LT
.150 Electrical Hazards—Water Leaks on / near
Electrical Equipment5 1 LT
.150 Emergency Fire Exits—Emergency / Fire
Exits Blocked / Unusable5 1 LT
.150 Emergency Fire Exits—Missing Exit Signs2.25 1 NLT
.150 Flammable / Combustible
Materials—Improperly Stored2.25 1 NLT
.150 Garbage and Debris—Indoors 2.25 1 NLT
.150 Garbage and Debris—Outdoors 2.25 1 NLT
.000 Hazards—Other 2.25 1 NLT
.150 Hazards—Sharp Edges 2.25 1 NLT
.000 Hazards—Tripping 2.25 1 NLT
.150 Infestation—Insects 2.25 1 NLT
.150 Infestation—Rats / Mice / Vermin 2.25 1 NLT
Hot Water
Heater
.100 General Rust / Corrosion2.25 0.25 0.5 1 NLT
.100 Inoperable Unit / Components 5 1 NLT
.100 Leaking Valves / Tanks / Pipes 3 1
.100 Misaligned Chimney / Ventilation System5 1 LT
.100 Missing Pressure Relief Valve 5 1 NLT
HVAC System .150 Convection / Radiant Heat System Covers
Missing / Damaged1.25 1
.150 General Rust / Corrosion 1.25 0.25
.150 Inoperable 5 1
.150 Misaligned Chimney / Ventilation System5 1 LT
.150 Noisy / Vibrating / Leaking 3 0.25
Kitchen .150 Cabinets—Missing / Damaged 1.25 0.5 1 NLT
.150 Countertops—Missing / Damaged 1.25 0.5 NLT
.150 Dishwasher / Garbage Disposal—Inoperable1.25 0.5
.150 Plumbing—Clogged Drains 3 0.25 1 NLT
.150 Plumbing—Leaking Faucet / Pipes 2.25 0.25 1 NLT
.150 Range Hood / Exhaust Fans—Excessive
Grease / Inoperable1.25 0.25 1
.150 Range / Stove—Missing / Damaged /
Inoperable2.25 0.25 0.5 1
.150 Refrigerator-Missing / Damaged / Inoperable2.25 0.25 1 NLT
.150 Sink—Missing / Damaged 5 0.25 1 NLT
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Health &
Safety
Air Quality—Mold and / or Mildew Observed.7 NLT
Air Quality—Sewer Odor Detected .7 NLT
Air Quality—Propane / Natural Gas / Methane Gas
Detected1.5 LT
Electrical Hazards—Exposed Wires / Open Panels1.5 LT
Electrical Hazards—Water Leaks on / near Electrical
Equipment1.5 LT
Emergency Fire Exits—Emergency / Fire Exits
Blocked / Unusable1.5 LT
Emergency Fire Exits—Missing Exit Signs .7 NLT
Flammable / Combustible Materials—Improperly
Stored.7 NLT
Garbage and Debris—Indoors .7 NLT
Garbage and Debris—Outdoors .7 NLT
Hazards—Other NLT
Hazards—Sharp Edges .7 NLT
Hazards—Tripping NLT
Infestation—Insects .7 NLT
Infestation—Rats / Mice / Vermin .7 NLT
Hot Water
Heater
General Rust / Corrosion.1 .2 .5 NLT
Inoperable Unit / Components 1.0 NLT
Leaking Valves / Tanks / Pipes .6
Misaligned Chimney / Ventilation System 1.0 LT
Missing Pressure Relief Valve 1.0 NLT
HVAC System Convection / Radiant Heat System Covers Missing /
Damaged.4
General Rust / Corrosion .1
Inoperable 1.5
Misaligned Chimney / Ventilation System 1.5 LT
Noisy / Vibrating / Leaking .2
Kitchen Cabinets—Missing / Damaged .2 .4 NLT
Countertops—Missing / Damaged .2 NLT
Dishwasher / Garbage Disposal—Inoperable.2
Plumbing—Clogged Drains .2 .9 NLT
Plumbing—Leaking Faucet / Pipes .2 .7 NLT
Range Hood / Exhaust Fans—Excessive Grease /
Inoperable.1 .4
Range / Stove—Missing / Damaged / Inoperable.2 .3 .7
Refrigerator-Missing / Damaged / Inoperable.2 .7 NLT
Sink—Missing / Damaged .4 1.5 NLT
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Laundry Area
(Room)
.020 Dryer Vent—Missing / Damaged / Inoperable2.25 1
Lighting .020 Missing / Inoperable Fixture 3 0.25 0.5 1 NLT
Outlets /
Switches
.040 Missing2.25 1 LT
.040 Missing / Broken Cover Plates 2.25 0.25 1 LT
Patio / Porch /
Balcony
.020 Baluster / Side Railings Damaged2.25 1
Smoke
Detector
.000 Missing / Inoperable5 1 LT
Stairs .020 Broken / Damaged / Missing Steps 2.25 1 NLT
.020 Broken / Missing Hand Railing 2.25 1 NLT
Walls .040 Bulging / Buckling 3 1
.040 Damaged 2.25 0.25 0.5 1
.040 Damaged / Deteriorated Trim 0.5 0.25 0.5 1
.040 Peeling / Needs Paint 0.5 0.25 0.5
.040 Mold / Mildew / Water Stains / Water
Damage1.25 0.25 1
Windows .045 Cracked / Broken / Missing Panes 2.25 0.25 1 NLT
.045 Damaged / Missing Screens 1.25 0.25
.045 Damaged Sills / Frames / Lintels / Trim 3 0.25 0.5
.045 Missing / Deteriorated Caulking / Seals /
Glazing Compound5 0.25 1
.045 Inoperable / Not Lockable 2.25 0.25 1 NLT
.045 Peeling / Needs Paint 0.5 0.25
.045 Security Bars Prevent Egress 5 1 LT
Weights and Criticalities
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Laundry Area
(Room)
Dryer Vent—Missing / Damaged / Inoperable.1
Lighting Missing / Inoperable Fixture .03 .1 .1 NLT
Outlets /
Switches
Missing.2 LT
Missing / Broken Cover Plates .05 .2 LT
Patio / Porch /
Balcony
Baluster / Side Railings Damaged.1
Smoke
Detector
Missing / InoperableLT
Stairs Broken / Damaged / Missing Steps .1 NLT
Broken / Missing Hand Railing .1 NLT
Walls Bulging / Buckling .2
Damaged .05 .1 .2
Damaged / Deteriorated Trim .01 .02 .04
Peeling / Needs Paint .01 .02
Mold / Mildew / Water Stains / Water Damage.03 .1
Windows Cracked / Broken / Missing Panes .1 .2 NLT
Damaged / Missing Screens .03
Damaged Sills / Frames / Lintels / Trim .1 .1
Missing / Deteriorated Caulking / Seals / Glazing
Compound.1 .5
Inoperable / Not Lockable .1 .2 NLT
Peeling / Needs Paint .01
Security Bars Prevent Egress .5 LT
Following pages: Unit defects ranked by scoring values
Resulting Scoring Values
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Units Deficiency H&S
Bathroom Water Closet / Toilet .75 1.5 NLT
Bathroom Plumbing—Clogged Drains .38 1.5 NLT
Kitchen Sink—Missing / Damaged .38 1.5 NLT
H&S Propane / Natural Gas Detected 1.5 LT
H&S Exposed Wires / Open Panels 1.5 LT
H&S Water Leaks on / near Electrical Equipment 1.5 LT
H&S Emergency / Fire Exits Blocked / Unusable 1.5 LT
HVAC Inoperable 1.5
HVAC Misaligned Chimney / Ventilation System 1.5 LT
Electrical Evidence of Leaks / Corrosion 1.0 NLT
Electrical Frayed Wiring 1.0
Electrical GFI—Inoperable 1.0 NLT
Electrical Missing Breakers / Fuses 1.0 LT
Electrical Missing Covers 1.0 LT
Water Htr Inoperable Unit / Components 1.0 NLT
Water Htr Misaligned Chimney / Ventilation System 1.0 LT
Water Htr Missing Pressure Relief Valve 1.0 NLT
Bathroom Shower / Tub—Damaged / Missing .23 .45 .90 NLT
Bathroom Plumbing—Leaking Faucet / Pipes .23 .90 NLT
Kitchen Plumbing—Clogged Drains .23 .90 NLT
Kitchen Range / Stove .17 .34 .68
Bathroom Lavatory Sink—Damaged / Missing .17 .68 NLT
Kitchen Plumbing—Leaking Faucet / Pipes .17 .68 NLT
Kitchen Refrigerator-Missing / Damaged / Inoperable .17 .68 NLT
H&S Mold and / or Mildew Observed .68 NLT
H&S Air Quality—Sewer Odor Detected .68 NLT
H&S Emergency Fire Exits—Missing Exit Signs .68 NLT
H&S Flammable—Improperly Stored .68 NLT
H&S Garbage and Debris—Indoors .68 NLT
H&S Garbage and Debris—Outdoors .68 NLT
H&S Hazards—Sharp Edges .68 NLT
H&S Infestation—Insects .68 NLT
H&S Infestation—Rats / Mice / Vermin .68 NLT
Electrical Burnt Breakers .60 NLT
Water Htr Leaking Valves / Tanks / Pipes .60
Water Htr General Rust / Corrosion .11 .23 .45 NLT
Electrical Blocked Access to Electrical Panel .45 NLT
Doors Missing Door .11 .23 .45 NLT
Windows Caulking / Seals .11 .45
Windows Security Bars Prevent Egress .45 LT
Bathroom Ventilation / Exhaust System—Inoperable .45
stopper
stopper
gasket
closet door
hygiene andfood prep
killers
killers
killers
killers
hygiene andfood prep
generalhazards
andunsanitaryconditions
living standards
living standards
L1 L2 L3
Unit Defects, Descending Order of Scoring Value
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Yellow:Frequently
OverlookedHigh
ScoringIssues
Green:Frequently
OverEmphasizedLow Scoring
Issues
Units Deficiency H&S
Kitchen Cabinets—Missing / Damaged .19 .38 NLT
Kitchen Range Hood / Exhaust Fans .09 .38
HVAC Convection / Radiant Heat Covers .38
Doors Deteriorated / Missing Seals (Entry Only) .27
Ceiling Holes / Missing Tiles / Panels / Cracks .06 .12 .24
Floors Hard Floor Covering .06 .12 .24
Floors Soft Floor Covering Missing / Damaged .06 .12 .24
Floors Rot / Deteriorated Subfloor .12 .24
Ceiling Bulging / Buckling .24
Floors Bulging / Buckling .24
Walls Bulging / Buckling .24
HVAC Noisy / Vibrating / Leaking .23
Doors Damaged Hardware / Locks .05 .10 .20
Doors Damaged Surface (Holes / Paint / Rust / Glass) .10 .20
Doors Screen / Storm / Security Door .05 .20 NLT
Windows Cracked / Broken / Missing Panes .05 .20 NLT
Windows Inoperable / Not Lockable .05 .20 NLT
Kitchen Countertops—Missing / Damaged .19 NLT
Kitchen Dishwasher / Garbage Disposal—Inoperable .19
Walls Damaged .05 .09 .18
Outlet/Switch Missing / Broken Cover Plates .05 .18 LT
Outlet/Switch Missing .18 LT
Windows Damaged Sills / Frames / Lintels / Trim .07 .14
Lighting Missing / Inoperable Fixture .03 .06 .12 NLT
Doors Damaged Frames / Threshold / Lintels / Trim .06 .11 NLT
Floors Mold / Mildew / Water Stains / Water Damage .05 .10
Ceiling Mold / Mildew / Water Stains / Water Damage .03 .10
Walls Mold / Mildew / Water Stains / Water Damage .03 .10
Bathroom Bathroom Cabinets—Damaged / Missing .09
HVAC General Rust / Corrosion .09
Call-for-Aid Inoperable .09 NLT
Laundry Dryer Vent—Missing / Damaged / Inoperable .09
Patio Baluster / Side Railings Damaged .09
Stairs Broken / Damaged / Missing Steps .09 NLT
Stairs Broken / Missing Hand Railing .09 NLT
Walls Damaged / Deteriorated Trim .01 .02 .04
Windows Damaged / Missing Screens .03
Ceiling Peeling / Needs Paint .01 .02
Floors Peeling / Needs Paint .01 .02
Walls Peeling / Needs Paint .01 .02
Windows Peeling / Needs Paint .01
H&S Hazards—Other zero NLT
H&S Hazards—Tripping zero NLT
Smoke Missing / Inoperable zero LT
L3s that barelycost 1/10 point
Cosmetic and paintissues that don't addup to 1/10 point
"Zero Scoring Items!"
structural
L1 L2 L3
Unit Defects, Descending Order of Scoring Value
Excerpt from UPCS/REAC Manual - www.createspace.com/4013429
copyright 2012, Michael Gantt
Green:Frequently
OverEmphasizedLow Scoring
Issues