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



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



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


Panels5 1 LT



.184 Emergency Fire Exits—Emergency / Fire

Exits Blocked / Unusable5 1 LT

.184 Emergency Fire Exits—Missing Exit Signs2.25 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




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



Equipment13.8 LT

Emergency Fire Exits—Emergency / Fire Exits

Blocked / Unusable13.8 LT

Emergency Fire Exits—Missing Exit Signs 6.2 NLT


Stored6.2 NLT

Hazards—Other NLT


Hazards—Tripping 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




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 Garbage and Debris—Indoors 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




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


Stored7.0 NLT

Garbage and Debris—Indoors 7.0 NLT


Hazards—Other 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




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




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




.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—Sewer Odor Detected 2.25 1 NLT


Panels5 1 LT




Exits Blocked / Unusable2.25 1 LT














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


Detected7.5 LT

Air Quality—Sewer Odor Detected 3.4 NLT



Equipment7.5 LT



Emergency Fire Exits—Missing Exit Signs 3.4 NLT


Stored3.4 NLT

Garbage and Debris—Indoors 3.4 NLT


Hazards—Other NLT








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


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 Lavatory Sink—Damaged / Missing 2.25 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




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



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



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




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—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 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


Damage1.25 0.5 1


.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




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


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



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




Health & Safety .150 Air Quality—Mold and / or Mildew Observed2.25 1 NLT

.150 Air Quality—Sewer Odor Detected 2.25 1 NLT




Panels5 1 LT




Exits Blocked / Unusable5 1 LT











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 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 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—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




Health &

Safety

Air Quality—Mold and / or Mildew Observed.7 NLT

Air Quality—Sewer Odor Detected .7 NLT


Detected1.5 LT



Equipment1.5 LT



Emergency Fire Exits—Missing Exit Signs .7 NLT


Stored.7 NLT

Garbage and Debris—Indoors .7 NLT

Garbage and Debris—Outdoors .7 NLT

Hazards—Other NLT

Hazards—Sharp Edges .7 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


Missing Pressure Relief Valve 1.0 NLT

HVAC System Convection / Radiant Heat System Covers Missing /

Damaged.4

General Rust / Corrosion .1

Inoperable 1.5


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




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



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




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



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




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



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



Green:Frequently

OverEmphasizedLow Scoring

Issues

REAC Scoring Guide: - reacguru.comreacguru.com/free/reacscoring.pdf · Excerpt from UPCS/REAC...

Documents

Transcript of REAC Scoring Guide: - reacguru.comreacguru.com/free/reacscoring.pdf · Excerpt from UPCS/REAC...