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Knocking Out Reac
- 1. Presented by: Greg Nolan & Mark Pelton 1
- 2. 2
- 3. 28 years in COOP property management Over 300 REAC inspections performed Regional Maintenance Supervisor REAC Inspector training Over 70 inspections in the 90’s Registered Cooperative Manager 3
- 4. 60 REAC inspections performed 8 years as a Regional Property Manager MAHC Trainer for 8 years Regional Property Manager Certified Apartment Property Supervisor (CAPS) 6 years as a Registered Cooperative Manager 4
- 5. How to schedule, prepare & conduct Scoring Deficiency Items The report How to appeal-instructions 5
- 6. WHAT IS REAC? 6
- 7. Acronym for *HUD’s way of assessing Safe, Decent & affordable housing Real What is the purpose Estate of a REAC? To give oversight on the Assessment physical condition of subsidized properties. Center 7
- 8. Reverse auction-Mortgage Inspection Agreed upon day of inspection-who can schedule-one person in the company Period of Performance Rescheduling Inspection/Delaying Inspection 1. Site is undergoing Rehab-any type 2. Natural Disaster-Tornado/flood/fire 8
- 9. PREPARING FOR REAC 9
- 10. When to Start ◦ After last REAC ◦ 3 months before scheduled or anticipated REAC date. 10
- 11. Documents Needed Property Map & Rent Roll Measurement of walkway by square feet, parking lots & roadways by sq ft. Notice of Inspection Show Lead Based Paint Inspection Report & 5 member files showing LBP Disclosure form Occupancy Rate 85% and above 11
- 12. Occupation Calculation Step 1: Subtract Number of Vacants Step 2: Divide # Occupied from the number of units. units by Total # of Units # of Units: 87 74 ÷ 87 = - # of Vacants: 13 85.057471% 74 *74 is total number of OCCUPIED UNITS 12
- 13. Know your property Schedule unit inspections Inspect, Repair, Highlight Schedule exterior inspections Assess scope of work How many work orders What work will be done by staff, contractors, or members. Cost of performing work: (concrete patching, drywall repairs) What was your last score? Have you completed unit inspections since the last REAC inspection Did you fix items noted in last REAC inspection report? 13
- 14. REAC SCORES 14
- 15. 100-90 3 years 89-80 2 years 79-60 1 year 59-31 Failing, not necessarily referred to enforcement center 30 & below Complete failure-automatically referred to enforcement 15
- 16. Why is enforcement action taken? When owners of HUD-assisted properties do not live up to their responsibility to provide clean, safe and sanitary housing, the DEC steps in and takes action. Enforcement action may be taken against owners with physically substandard properties, those with financial audit findings, and those owners who fail to submit annual financial statements. The DEC may pursue civil money penalties or double damages where program violations have occurred. * In more serious cases involving multifamily housing, the Department can abate owners’ federal subsidy payments and foreclose on properties. 16
- 17. Level 1 Deficiency – Lowest amount of points Level 2 Deficiency – Higher amount of points Level 3 Deficiency – Even higher amount Exigent Health and Safety Deficiency - Highest 17
- 18. CONDUCTING THE INSPECTION 18
- 19. Relationship with inspector 2 people to perform inspection with inspector Understand REAC Protocol Maintain good relationship with inspector Talk about common interest Diversion Tactics Have a copy of the compilation bulletin with you Ask inspector to show you the definition of the deficiency Carry a maintenance package with you 19
- 20. Maintenance package ◦ 1. Light bulb ◦ 2. 9V batteries ◦ 3. Screwdriver and pliers ◦ 4. Switchplates and outlet covers ◦ 5. breaker blanks ◦ 6. paperclip 20
- 21. SITE HITS 21
- 22. If it’s there, it must function as it is designed to function. Fencing – Perimeter and building 3 to 4 Deficiencies Retaining walls Damaged or leaning 22
- 23. Grounds ◦ Overgrown/penetrating vegetation ◦ Erosion/Rutting ◦ Ponding Site Drainage Parking lots ◦ Cracks ◦ Ponding ◦ Potholes/loose material ◦ Settlement heaving 23
- 24. Play Areas ◦ Damaged play area ◦ Broken Equipment/Benches Walkways /steps ◦ Cracks/settlement/heaving ◦ Spalling ◦ Broken or missing handrail 4 or more steps Refuse disposal ◦ Damaged enclosure ◦ Inadequate storage 5/17/2011 24
- 25. Graffitti ◦ Level 1 – 1 place ◦ Level 2 – 2 to 5 places ◦ Level 3 – 6 or more Litter – Excess Have a groundsman picking up trash always in sight of the insp. Mailboxes/project signs. ◦ Sign damaged and cannot be read ◦ Mailbox damaged or cannot Lock 25
- 26. EXTERIOR 26
- 27. If it’s there, it must function as it is designed to function. Fire Escapes – Missing components or blocked Foundation ◦ Cracks/gaps ◦ Spalling/exposed rebar Lighting ◦ Bulb or fixture broken/missing 27
- 28. Roofs Windows ◦ Shingles ◦ Broken ◦ Vents ◦ Sills ◦ gutters ◦ Bars ◦ soffitts ◦ Paint & Screens Walls Doors ◦ cracks/holes ◦ Hardware & frame ◦ peeling paint ◦ Surface & screen ◦ Caulking ◦ Caulk ◦ chimney 28
- 29. SYSTEM HITS 29
- 30. If it’s there, it must function as it is designed to function Water ◦ Leaking spigots ◦ Misaligned flu ◦ Missing T&P valves Fire Protection ◦ Sprinkler head ◦ Fire extinguisher Disposable Rechargeable ◦ Pull stations HVAC System ◦ Fuel leaks ◦ Misaligned flu 30
- 31. Sanitary System Emergency power ◦ Broken pipes ◦ Lights don’t work ◦ Clean out covers Electrical system Elevators ◦ Missing breakers ◦ Not operable ◦ Blocked ◦ Frayed Wiring ◦ Cover missing 31
- 32. UNITS 32
- 33. If it’s there, it must function as it is designed to function. Blocked Egress-doors & windows-Biggest Inside Hit Bathroom-faucets, tubs, drains, exhaust fans, toilets Doors ◦ Surface & Frame ◦ Hardware Floors ◦ Carpet or tile ◦ % is bad Kitchen ◦ Plumbing & Cabinets ◦ Refrig. & Exhaust fan 33
- 34. Windows ◦ Hardware & Sill ◦ Seal, lockability, broken glass Stairs ◦ Treads & Railing Patio/porch/balcony Laundry area ◦ Dryer vent ◦ Washer pipes and drain 34
- 35. Lighting ◦ Must work – carry bulb Electrical ◦ Outlets ◦ Covers ◦ Switches 35
- 36. Exigent Health & Safety 36
- 37. Electrical Hazards Emergency/Fire Exits Air Quality Flammable Materials-Gas lines, propane, charcoal fluid Garbage Debris 37
- 38. Hazards-Tripping, Sharp Edges Infestation Misaligned Flu in hot water heater or furnace Will not enter a unit present with bed bugs 38
- 39. Smoke detectors that are inoperable or missing will be noted on the REAC report as a EH&S violation that has to be mitigated within 24 hours of inspection, but, it is NOT a scoreable item. 39
- 40. Cable trip hazards are non scoreable. 40
- 41. COMMON AREAS 41
- 42. Maintenance Garage Office Clubhouse or Community Room Exercise Room Pool & Playground If an area has utilities it is inspectable 42
- 43. APPEALING A SCORE 43
- 44. Technical Review- A technical review may be requested if during the inspection an objectively material error occurred that if corrected would result in an improvement of the properties overall score. Building data errors Unit count errors Non existent deficiency errors Received within 30 days 44
- 45. A request for database adjustment initiates a review of the results of a physical inspection. A database adjustment may be requested for circumstances affecting the inspected property that are out of the ordinary, reflect an inconsistency with ownership or are allowed by city state code. Received with 45 days 45
- 46. REAC REFERENCES 46
- 47. www.hud.gov/offices/reac Technical Assistance Center-1800-245-4860 DCD 2.3a Public Version User Guide Compilation Bulletin REAC Class in Washington, DC Questions/Comments 47
- 48. 48
Editor's Notes
- 1 person rights down deficiencies, 1 person to gain entry, diversion tactics-as you are walking the exterior, talk about his/her interest