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Building Exterior UPCS

Doors

Doors are inspected for determining if the (a) hardware functions, the hardware includes the attachments to a door that provide hinging, hanging, opening, closing or security are damaged or missing, including locks, panic hardware, overhead door tracks, springs, and pulleys, sliding door tracks and hangers, and door closures. Also inspected is the surface of the door, and the frame, threshold, lintels, and trim.

Damaged Hardware Locks

Damaged hardware or locks on an entry/fire-rated/or bathroom door can consist of a lockset hardware locking mechanism, without or without a lock, a self-closing device (arm or spring loaded hinge), or any other mechanism used for opening, closing, locking, or securing an entry, fire-rated, or bathroom door. Bathroom/ Entry/Fire-rated doors can consist of any material, such as wood, metal, composite, etc and can exist anywhere on a property. Other violations on entry doors relate to doors that lack protective covering such as paint, varnish, stain, etc.

Level 2
At least 1 door (not entry) is not functioning or cannot be locked because of damage to door hardware

Level 3
At least 1 entry door or fire/emergency door is not functioning or cannot be locked because of damage to the door hardware or damaged panic hardware or panic hardware that is not operating properly

Damaged Frames/ Threshold/ Lintels/ Trim

This deficiency is present if there is a frame, header, jamb, threshold, lintel or trim that is warped, split, cracked or broken. Damage does not include scratches and cosmetic deficiencies.

Level 2
At least 1 door is not functioning or cannot be locked because of damage to the frame, header, jamb, threshold, lintel, or trim.

Level 3
At least 1 entry door or fire/emergency door is not functioning or cannot be locked because of damage to the frame, header, jamb, threshold, lintel, or trim.

Damaged Surface

There is damage to the door surface that may affect either the surface protection or the strength of the door, OR may compromise building security; this includes holes, peeling/cracking/no paint, broken glass and significant rust.

Level 2
One door has a hole or holes with a diameter ranging from ¼ inch to 1 inch.

Level 3
One door has a hole or holes larger than 1 inch in diameter, significant peeling/cracking/no paint, or rust that affects the integrity of the door surface, or broken/missing glass.

Level 3
One entry door or fire/emergency door has a hole or holes with a diameter ranging from ¼ inch to 1 inch.

Screen Doors and Storm Doors

This deficiency relates to any damage to door surfaces including screens, glass, and frames. A door should be considered a security door only when the door provides its own security, and has its own independent locking mechanisms and provides security through locks or other means.

Level 1
At least one screen door or storm door is damaged or is missing screens or glass as evidenced by an empty frame.

Level 3
A security door is not function or is missing.

Deteriorated/ Missing Caulking/ Seals

This deficiency is related to sealant and stripping that is designed to resist weather or caulking that is missing or deteriorated. This can relate to seals that were factory designed and installed or after-market seals or caulking added to doors. This applies only to entry doors that were designed with seals.

Level 3
The seals or caulking are missing on one entry door, or they are so damaged that they do not function as they should.

Missing Exterior Door

Deficiency: A Building Exterior door is missing – a door is "exterior" if it opens outward to the exterior of the building, a door that swings into the building or does not provide direct access to the outdoors will be recorded under common areas. All unit entry doors are recorded under their particular unit only, and should not be considered a building exterior door.

Level 3
A single missing building exterior door.

Foundations

The foundation is defined as the lowest structural wall or floor responsible for transferring the building's load to the appropriate footings and soil. Materials may include concrete, stone, masonry and wood. To follow are the violations that may be recorded in association with this inspectable item:

The deficiency "Cracks/Gaps" is applicable to both foundation walls and floors (structure slabs). For Foundation – "Spalling/Exposed Rebar": The inspector is to record spalling (no exposed rebar) deficiency relative only to the percentage of the foundation area observed. The percentage is to be calculated based on each foundation wall of the building.

Foundation - Cracks / Gaps

This deficiency will result if there is split in the exterior of the lowest structural wall.

Note: If you have any doubt about the severity of the problem, request an inspection by a structural engineer.

Level 2
There are cracks more than 1/8 inch wide by 1/8 inch deep by 6 inches long, OR there are large pieces (for example, many bricks) that are separated or missing from the wall or floor.

Level 3
There are large cracks or gaps more than 3/8 inches wide by 3/8 inch deep by 6 inches long, which is a possible sign of a serious structural problem OR there are cracks that are the full depth of the wall, providing opportunity for water penetration OR there are sections of the wall or floor that are broken apart.

Foundation - Spalling / Exposed Rebar

This deficiency will result if a concrete or masonry wall is flaking, chipping or crumbling—possibly exposing underlying reinforcing material (rebar).

Level 2
There is an obvious, large spalled area or areas affecting 10-50% of any foundation wall.

Level 3
There are obvious, significant spalled area(s) affecting 50% or more of any foundation wall OR there is spalling that exposes any reinforcing material, rebar or other.

Roofing

The roof system consists of the structural deck, weathering surface, flashing, parapet and drainage system; the roof may be flat or pitched. To follow are the violations that may be recorded in association with this inspectable item.

Damaged / Clogged Drains

This deficiency will result if the drainage system does not effectively remove water; generally, this deficiency applies to flat roofs.

Level 2
There is debris around or in a drain, but no evidence of ponding OR the drain is damaged or partially clogged with debris, but the drain system still functions and there is no evidence of ponding.

Level 3
The drain is so damaged or clogged with debris that the drain no longer functions, as shown by ponding.

Damaged / Clogged Drains

This deficiency will result if the drainage system does not effectively remove water; generally, this deficiency applies to flat roofs.

Level 2
There is debris around or in a drain, but no evidence of ponding OR the drain is damaged or partially clogged with debris, but the drain system still functions and there is no evidence of ponding.

Level 3
The drain is so damaged or clogged with debris that the drain no longer functions, as shown by ponding.

Damaged Vents

This deficiency will result if there are damaged vents on or extending through the roof surface or components are damaged or missing, including ridge vents, gable vents, plumbing vents, gas vents and others.

Level 1
The vents are visibly damaged but do not present an obvious risk to promote further roof damage.

Level 3
Vents are missing or so visibly damaged that further roof damage is possible.

Damaged / Torn Membrane / Missing Ballast

This deficiency will result if in the membrane or flashing, there is a rip or tear, including punctures, holes, cracks, blistering and separated seams; PVC, rubber, bitumen and similar materials are all subject to tears and punctures. This would also include gravel roofing materials – any shifted or bare areas caused by moving the gravel, or a depletion of the gravel materials may result in this deficiency being recorded.

Level 2
Ballast has shifted and no longer functions as it should.

Level 3
There are signs of damage to the membrane that may result in water penetration.

Missing / Damaged Downspouts / Gutters

This deficiency will result if components of the drainage system are missing or damaged, including gutters, leaders, downspouts, splash blocks and drain openings.

Level 1
Splash blocks are missing or damaged.

Level 2
Drainage system components are missing or damaged, but there is no visible damage to the roof, structure, exterior wall surface or interior.

Level 3
Drainage system components are missing or damaged, causing visible damage to the roof, structure, exterior wall surface or interior.

Missing / Damaged Shingles

This deficiency will result if shingles are missing or damaged, including cracking, warping, cupping, and other deterioration.

Level 1
Up to one square of surface material or shingles is missing from surveyed roof areas.

Level 2
One to two squares of surface material or shingles are missing from surveyed roof areas.

Level 3
More than two squares of shingles are missing from surveyed roof areas.

*Note: If you have any doubt about the severity of the condition, request an inspection by a roofing specialist. 

Ponding

This deficiency will result if there is evidence of standing water. Evidence may include roof depressions, mold rings, or effervescence a water ring. Standing water should not be recorded as ponding if there has been rain of 1/10" in the previous 48 hours from the date of the inspection. Determine that ponding has occurred only when there is clear evidence of a persistent or long-standing problem.

*Note: If you have any doubt about the severity of the condition and it is believed that a roofing specialist is recommended.

Level 3
There is evidence of standing water on the roof, causing potential or visible damage to roof surface or underlying materials.

Fire Escapes

All buildings must have acceptable fire exits, including both stairway access doors and external exits; these can include external fire escapes, fire towers, operable windows on the lower floors with easy access to the ground, or a back door opening onto a porch with a stairway leading to the ground. To follow are the violations that may be recorded in association with this inspectable item.

Blocked Egress / Ladders

This deficiency will result if any part of the fire escape including ladders is blocked, limiting, or restricting people from exiting. Fire escape ladders blocked with furniture or other items of significant size or weight will result in this violation, as well as damaged components that prevent access to the fire escape will also result in this violation.

Level 3
Stored items or other barriers restrict or block people from exiting.

Visibly Missing Fire Escape Components

This deficiency will result if any component that affects the functioning of the fire escape is missing. This can include missing steps, handrails, or other components of the fire escape, and can consist of any material, such as wood, metal, or other construction of fire escapes.

Level 3
Any of the components that affect the function of the fire escape (for example, one section of a ladder or railing) are missing.

Building Exterior Windows

Damaged Window Screens

This deficiency relates to window screens that are damaged, punctured, or otherwise damaged and can be observed from inside the building as part of the inspection. This is only a recorded violation if there are 3 or more screens that are observed to be damaged during the course of the inspection.

Level 1
Three or more screens in 1 building are punctured, torn, otherwise damaged, or missing.

Broken / Missing / Cracked Panes

This deficiency will result if the glass pane is broken, missing or cracked. This can be for any size window, as well any design or location of windows or window panes. If the damaged window pane results in exposed sharp edges, it will be recorded separately as a health and safety violation, in addition to the damaged window pane.

Level 1
A glass pane is cracked, but there are no sharp edges.

Level 3
A glass pane is missing or broken.

Damaged Sills / Frames / Lintels / Trim

This deficiency will result if the window sills, frames, sash lintels or trim are damaged by decay, rust, rot, corrosion or other deterioration.

Level 1
There is damage to sills, frames, lintels or trim, but nothing is missing; the inside of the surrounding wall is not exposed; there is no visible impact on either the functioning of the window or weather tightness.

Level 2
Sills, frames, lintels or trim are missing or damaged, exposing the inside of the surrounding walls and compromising its weather tightness.

Damaged Caulking/ Seals/Glazing Windows

This deficiency will result if the caulking or glazing compound that resists weather is missing or deteriorated.

Level 1
Most of the windows show missing or deteriorated caulk, seals and/or glazing compound but there is no evidence of damage to the window or surrounding structure.

Level 3
There are missing or deteriorated caulk or seals, with evidence of leaks or damage to the window or surrounding structure.

Peeling/ Needs Paint

This deficiency will result if the paint covering the window assembly or trim is cracking, flaking or otherwise failing OR the window assembly or trim is not painted or is exposed to the elements.

Level 1
There is peeling paint or a window that needs paint.

Missing/ Damaged/ Inoperable Fixtures/ Bulbs

This deficiency will result if there are any broken, missing or inoperable fixtures or bulbs as part of the lighting associated with the building, including lighting attached to the building used to light the site.

Level 2
20-50% of the surveyed lighting fixtures and bulbs are broken or missing, but this does not constitute an obvious safety hazard.

Level 3
More than 50% of the surveyed lighting fixtures and bulbs are broken or missing OR the condition constitutes an obvious safety hazard.

Exterior Walls

The exterior walls are defined as the exterior enclosure of the building or structure; materials for construction include concrete, masonry block, brick, stone, wood and glass block; surface finish materials include metal, wood, vinyl and stucco. To follow are the violations that may be recorded in association with this inspectable item.

Missing / Damaged Caulking / Mortar

This deficiency will result if the caulking designed to resist weather or mortar is missing or is deteriorated and/or missing from the exterior brick or stone walls.

Level 1
Mortar is missing around a single masonry unit OR deteriorated caulk is confined to less than 12 inches.

Level 2
Mortar is missing around more than one contiguous masonry unit OR there is deteriorated caulk in an area longer than 12 inches.

Missing Pieces / Holes / Spalling

This deficiency will result if there is deterioration of the exterior wall surface, including missing pieces, holes or spalling, which may be attributed to materials that are rotting OR a concrete, stucco or masonry wall that is flaking, chipping or crumbling.

*Note: If you see both cracks/gaps and missing pieces/holes/spalling, do not record both. If you see both deficiencies, record only 1 of the 2.

Level 2
There is a missing piece (for example, a single brick or a section of siding) or a hole larger than ½ inch in diameter OR there is deterioration that affects an area up to 8 ½ inches by 11 inches.

Level 3
There is deterioration that exposes any reinforcing material (rebar) OR there is more than one missing piece (for example, a few bricks or a section of siding) or holes that affect an area larger than 8 ½ inches by 11 inches OR there is a hole of any size that completely penetrates the exterior wall.

Level 3
If you have any doubt about the severity of the condition, request an inspection by a structural engineer.

Exterior Walls – Cracks / Gaps

This deficiency will result if there is a split, separation or gap in the exterior walls. This violation is not limited to any exterior wall material, the same violation can exist on brick, stone, vinyl siding, aluminum siding, and/or any other material used on the exterior walls of a building. 

*Note: If you see both cracks/gaps and missing pieces/holes/spalling, do not record both. If you see both deficiencies, record only 1 of the 2.

Level 2
There is a crack that is more than 1/8 inch wide by 1/8 inch deep by 6 inches long OR there are pieces (for example, many bricks) that are separated from the wall.

Level 3
There is a large crack or gap that is more than 3/8 inch wide by 1/8 inch deep by 6 inches long, which is a possible sign of a serious structural problem OR there is a crack the full depth of the wall, providing opportunity for water penetration OR sections of the wall are broken apart.*Note: If you have any doubt about the severity of the condition, request an inspection by a structural engineer.

Exterior Walls – Damaged Chimney

This deficiency will result if the chimney, including the part that extends above the roof line, has separated from the wall or has cracks, spalling, missing pieces or broken sections.

Level 1
The chimney cap is either visibly loose or damaged.

Level 2
The surface of the chimney shows surface damage on more than one piece of wall (for example, a few bricks or a section of siding) OR the surface of the chimney has holes that affect an area larger than 4 inches by 4 inches.

Level 3
Part of the chimney, or the entire chimney, has visibly separated from the adjacent wall OR there are cracked or fallen pieces or sections OR there is a risk that falling pieces could create a safety hazard.

Exterior Walls – Stained / Paint

This deficiency will result if the paint on the exterior walls is cracking, flaking or otherwise deteriorated. This deficiency may also result if water damage or related problems have stained the paint.

Level 1
Less than 50% of a single building exterior wall is affected.

Level 2
More than 50% of a single building exterior wall is affected

FHEO - Entrance Less Than 32"

This deficiency will result if the main entrance to each building is less than 32" wide, measured between the face of the door and the opposite door stop.

Level 3
The distance between the face of the door and the opposite doorstop is not 32" wide.

FHEO - Accessibility Routes

This deficiency will result if the accessible route to and from the main ground floor entrance and all common areas for every building, including level surface to the floor, ramps, etc., is obstructed or missing.

Accessible route means a continuous unobstructed path connecting accessible elements and spaces in a building or within a site that can be negotiated by a person with a severe disability using a wheelchair and that is also safe for and usable by people with other disabilities. Interior accessible routes may include corridors, floors, ramps, elevators and lifts. Exterior accessible routes may include parking access aisles, curb ramps, walks, ramps and lifts. A route that complies with the appropriate requirements of ANSI A117.1-1986 or a comparable standard is an accessible route

Level 3
There is not an accessible route. 

Contact Us

  • US Housing Consultants
  • 160 Dover Road# 6, Chichester, NH, 03258
  • Phone: (603) 223-0003
  • Toll Free: (877) 228-0003
  • Fax: (603) 736-4777
  • Email: info@us-hc.com
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U.S. Housing Consultants, Real Estate Consultants, Epsom, NH