Inspection Summary Report is designed to achieve two objectives:
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 the property inspection.
the POA the results of the REAC physical inspection of a specific
items below describe the information provided in the Inspection
Number: The inspection number is unique for each property inspection
conducted by REAC. Each time a property is inspected by REAC, a
new inspection number is used. These unique numbers may be used
to communicate with REAC on any matter concerning a particular inspection.
Information: Information related to a property is provided:
identification number (in parentheses) - a unique number in HUD
as a scattered site (Yes/No) |
addresses, phone numbers, fax numbers, and e-mail addresses for
the property |
of these should be checked carefully for accuracy. All discrepancies
should be reported to the REAC Technical Assistance Center 888-245-4860
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
An overall numerical score is given as a value from zero to 100.
Separate numerical scores are also given for each of five areas:
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."
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:
letter "a" is given if no health and safety deficiencies were
observed other than for smoke detectors. |
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. |
lower-case letter "c" is given if one or more exigent/fire safety
(calling for immediate attention or remedy) H&S deficiencies were
all H&S deficiencies, except for smoke detector problems and "other"
hazards, affect the scores with appropriate deductions, the letter
grades are added to highlight the serious nature of H&S deficiencies,
all of which need to be addressed by the POA.
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.
The percent of buildings and units inspected is additionally given
to show the basis for the calculations.
Deficiencies: Defects observed in at least half of the inspected
units or buildings are listed by whether or not they are repairs
generally requiring large cash outlays ("Capital" items) or generally
requiring smaller cash outlays ("Ordinary" items).
& Buildings/Units: Information provided includes:
addresses, phone numbers, fax numbers, and e-mail addresses for
year built, number of units and address for each building on the
property. Note: All buildings on the property should be listed.
before, each of these should be checked carefully for accuracy and
any discrepancies should be reported to the REAC Technical Assistance
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 "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 points for
each area. Items present, but with no deficiencies found, are not
listed. Inspectable items are:
fencing & gates, grounds, mail boxes/project signs, market
appeal, parking lots/driveways/roads, play areas & equipment,
refuse disposal, retaining walls, storm drainage, and walkways/stairs.
Exterior: doors, fire escapes, foundations, lighting,
roofs, walls, and windows. |
Systems: domestic water, electrical system, elevators,
emergency power, exhaust system, fire protection, heating/ventilation/air
conditioning, and sanitary system. |
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/pool structures, storage,
and trash collection areas. |
bathroom, call-for-aid, ceiling, doors, electrical system,
floors, heating/ventilation/air conditioning, hot water heater,
kitchen, laundry area (room), lighting, outlets/switches, patio/porch/balcony,
smoke detectors, stairs, walls, and windows.
& Safety: air quality, electrical hazards, elevator, emergency/fire
exits, flammable materials, garbage and debris, hazards, infestation.
The inspection protocol requires the inspector to check for the
existence of certificates for certain items such as lead-based paint,
elevators, etc. If the inspector verifies all of the required certificates,
the report will not include any certificate information. If a certificate
is not present, the first inspectable item listed will be "certificates"
and the designation "NO" will be listed for each unavailable certificate.
If the inspector records a deficiency, then an OD in this column
refers to the "observed deficiency" for the given item.
labeled Observation: The column lists each specific deficiency
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:
- Exigent/Fire Safety (calling for immediate attention or remedy)
- (NLT) - Not Life Threatening |
- Smoke Detector |
for all deficiencies are given in the physical inspection section
at REAC's web site on the Internet (www.hud.gov/reac/). Click on
"Products," then "Physical Inspection," and then "Physical Inspection
labeled Severity: Deficiencies differ by "severity." The definitions
specify what must be recorded for a given deficiency under one of
three possible severity levels-level 1, level 2 and level 3. 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 level 2 severity may be more of a problem
and may reduce the overall score more than less serious deficiencies
with a severity of level 3.
Comments are required for all severity level 3 deficiencies.
labeled Ded: This column gives the points deducted from the
overall property score for the observed deficiencies. In the shaded
heading the possible points are given for that area and building
or unit. Although the listed points deducted may sum to more than
the possible points, the total deducted from the overall property
score for that area and building or unit does not exceed its possible
points. The listing of points deducted is rounded to the nearest
tenth of a point, so "<0.05" is listed when the points deducted
is a very small fraction, but greater than zero. Where there is
a blank or zero, such as for lack of a certificate or observed smoke
detector problems, it means no points are deducted from the property