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Common Area and Dwelling Unit UPCS

Walls and Ceilings

Violations regarding walls and ceilings are the same with the exception of drop ceilings (which are counted by the number of missing and/or damaged ceiling tiles) and damage in the common area hallways.

Walls - Damaged/Deteriorated Trim

This violation refers to cove molding, chair rails, base molding, or other decorative trim that is damaged or has decayed components found during the inspection. Trim can contain any material, such as wood, plastic, vinyl, or other materials. Trim can include low-level materials along the bottom wall in any room, or elevated chair rails on walls; the trim can be decorative in nature.

Level 1
You see small areas of deterioration in the trim surfaces, and you estimate that 5% to 10% of the wall area is affected.

Level 2
You see large areas of deterioration in the trim surfaces, and you estimate that 10% to 50% of the wall area is affected.

Level 3
You see significant areas of deterioration in the wall surfaces, and you estimate that more than 50% of the wall area is affected.

Walls & Ceilings - Bulging and Buckling

This violation refers to a wall that is bowed, deflected, sagging or is no longer aligned horizontally. This can refer to walls and/or ceilings and may or may not be accompanied by water damage; if there is water damage, and/or mold, the water damage will be recorded as a separate violation.

Level 3
There is bulging, buckling, sagging or a lack of horizontal alignment OR If you as an inspector have concerns about the possibility of failure, inform the property representative that an inspection by a professional engineer is suggested.

Walls & Ceilings - Damaged/Holes and Missing Sections

This violation is defined by ceilings affected by punctures in the surface that may or may not penetrate completely; panels or tiles may be missing or damaged.

Level 1
There is a hole, missing tile or panel or other damage in a wall that is between 1 inch and 8 ½ inches by 11 inches; the hold does not penetrate into the adjoining room, and you cannot see through it.

Level 2
There is a hole, missing tile or panel or other damage in a wall that is larger than a sheet of paper (8 ½ inches by 11 inches) OR there is a crack greater than 1/8 inch wide and at least 11 inches long.

Level 3
There is a hole of any size that penetrates into an adjoining room; you can see through the hold OR two or more walls have Level 2 holes.

Walls & Ceilings - Peeling / Needs Paint

This deficiency relates to any paint that is peeling, cracking, flaking or otherwise deteriorated on any wall. This violation can exist on any surface on interior walls; the walls can be comprised of cinder block, cement, brick, panels, tile, or drywall. Surfaces that are not currently painted should not be cited for need paint unless the wall material consists of drywall, as drywall is determined to need paint to properly resist mold and mildew.

Level 1
The affected area is 1 to 4 square feet on 2 or more walls.

Level 2
The affected area is more than 4 square feet on any wall or walls.

Mold/ Mildew/Water Stains/Damage

This violation relates to walls or ceilings that are not watertight; there is evidence of water infiltration, mold, mildew or damage caused by saturation or surface failure. This violation can have mold and/or mildew infestation on the walls or not, the mold/mildew air quality hazard is recorded separately from the water stains.

Level 1
There is evidence of a leak, mold or mildew such as a darkened area more than 4 square inches but less than 1 square foot; water may or may not be visible.

Level 3
On one wall, you estimate that a very large area (more than 1 square foot) of its surface has been substantially saturated or damaged by mold, or mildew. The wall surface may have failed.

Flooring and Floor Covering 

Floors - Bulging and Buckling

This violation refers to any that is bowed, deflected, sagging or is no longer aligned horizontally. If the buckling or bulging sections of the floor rising to a variance in excess of ¾", then that will be recorded as a trip hazard (H&S) in addition to the violation for bulging or buckling flooring. Bulging or buckling floor covering refers to any floor covering material, from tile, to VCT, to sheet vinyl, and/or any other form of floor covering.

Level 3
There is bulging, buckling, sagging or a problem with alignment.

Hard Floor Covering Missing/Damaged

You see that hard flooring, terrazzo, hardwood, ceramic tile, sheet vinyl, vinyl tiles, or other similar flooring material, is missing section(s), is missing, or presents a tripping or cutting hazard, associated with but not limited to holes or delamination.

Level 1
For any single floor surface, you see deficiencies in areas of the floor surface. You estimate that 5% to 10% of the floor is affected, and there are no safety problems.

Level 2
You estimate that 10% to 50% of any single floor surface is affected, but there are no safety problems.

Level 3
You estimate that more than 50% of any single floor surface is affected by level 1 deficiencies – OR the condition causes a safety problem.

Soft Floor Covering Missing/Damage

You see damaged and/or missing soft floor covering.

Level 1
You estimate that 5% to 10% of any single floor covering has stains, surface burns, shallow cuts, small holes, tears, loose areas, or exposed seams. The covering is fully functional, and there is no safety hazard.

Level 2
You estimate that 10% to 50% of any single floor covering has stains, surface burns, shallow cuts, small holes, tears, loose areas, or exposed seams. The covering is fully functional, and there is no safety hazard.

Level 3
You estimate that more than 50% of any single floor covering is damaged. OR Damage to the soft floor covering exposes the underlying material.

Floors - Peeling/Needs Paint

For floors that are painted, you see paint that is peeling, cracking, flaking or otherwise deteriorated.

Level 1
The affected area is more than one square foot, but less than 4 square feet.

Level 2
The affected area is more than 4 square feet.

Floors - Rot/Deteriorated Subfloor

The subfloor has decayed or is decaying.

Level 2
The rotted area is more than one square foot, but less than 4 square feet.

Level 3
The rotted area is more than 4 square feet, and applying weight causes noticeable deflection

Floors - Water Stains/Water Damaged/Mold & Mildew

There is evidence of water infiltration, mold or mildew that may have been caused by saturation or surface failure.

Level 2
There is evidence of a water stain, mold or mildew such as a darkened area over a small area of floor between 1 and 4 square feet; water may or may not be visible; less than 10% of floors are affected

Level 3
More than 4 square feet of one or more floors have been substantially saturated or damaged by water, mold or mildew; there are cracks, mold or flaking, and the floor surface may have failed.

Hallways and Stairs

Broken/Missing Hand Railing

This deficiency will result if the hand-rail is damaged or missing. A handrail is considered to be missing if a handrail is not provided on any set of stairs or steps with 4 or more consecutive steps. A handrail is only required on one side of the stairs/ steps; however, if there is a handrail present on both sides, both handrails are inspected.

Level 3
The hand-rail for four or more stairs is either missing, damaged, loose or otherwise unusable.

Broken/ Damaged/ Missing Step

This deficiency will result if the horizontal tread or stair surface is damaged or missing. This can result on any set of steps (e.g. any material, size, and/or location of steps) on the interior of a building in the units or common areas

Level 3
A step is broken or missing.

Baluster/Side Railings Damaged

Adjoining patio, porch or balcony. A baluster or side railing on the porch/patio/balcony is loose, damaged or does not function, which limits the safe use of this area

Level 3
The baluster or side rails enclosing this area are loose, damaged or missing, limiting the safe use of this area.

Doors 

Doors are inspected for determining if the (a) hardware functions, 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.

Closet Doors - Dwelling Units

Damaged hardware or locks on a closet door can consist of a lockset hardware locking mechanism, without or without a lock, a sliding bi-fold closet door track and guidepost, or any other closet door mechanism. Closet doors can consist of any material, such as wood, metal, plastic, etc and can exist in any room. Other violations on closet doors relate to doors that lack protective covering such as paint, varnish, stain, etc.

Level 1
One closet door does not function as it should because of damage to the door's hardware OR one closet door that requires locking cannot be locked because of damage to the door's hardware

Level 3
A closet door is missing a protective covering, such as paint, varnish, stain, or sealant. All portions of any closet door must have a protective covering.

Interior Doors - Dwelling Units

The following violations relate to interior doors, such as doors to the bedroom, doors to interior rooms such as living rooms, kitchens, and dens. None of the following violations are accurate for any entry door, fire rated door, and/or bathroom door.

Level 2
One door does not function as it should because of damage to the door's hardware, OR one door that requires locking cannot be locked because of damage to the door's hardware.

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

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

Level 3
An interior door is missing a protective covering, such as paint, varnish, stain, or sealant. All portions of any closet door must have a protective covering.

Entry Doors/Bathroom Doors/Fire Doors

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 3
A door that does not function as it should because of damage to the door's hardware OR a door that requires locking cannot be locked because of damage to the door's hardware.

Level 3

One exterior door's panic hardware does not function as it should OR one entry door or fire/emergency door does not function as it should, or cannot be locked because of damage to the door's hardware.

Level 3
A door is missing a protective covering, such as paint, varnish, stain, or sealant. All portions of any closet door must have a protective covering.

Damaged Frames/Threshold/Lintels/Trim

This deficiency is present is 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 one door is not functioning or cannot be locked because of damage to the door's frame, lintel, trim, header, or jamb.

Level 3
At least one entry/fire/bathroom door is not functioning or cannot be locked because of damage to the door's frame, lintel, trim, header, or jamb

Damaged Surface (Holes/Paint/Rusting/Glass)

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 interior door, not a restroom door or entry door, with a hole or other damage ranging from ¼" to 1".

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

Level 3
One interior door, not a restroom door or entry door, with a hole or other damage ranging more than 1".

Screen Doors and Storm Doors - Dwelling Units

This deficiency relates to any damage to door surfaces including screens, glass, frames, hardware, and door surfaces.

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 - Dwelling Units

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.

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 Door - Dwelling Units

A door is missing

Level 1
A door is missing, but it is not a restroom door, entry door or fire door

Level 2
Two doors or up to 50% of the doors are missing, but they are not restroom doors, entry doors or fire doors, and the condition presents no hazard.

Level 3
A restroom door, entry door or fire door is missing OR more than 50% of the doors are missing.

Windows and Window Panes 

Windows - Damaged Window Screens - Dwelling Units

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 inspection.

Level 1
One or more screen(s) in a unit are punctured, torn, otherwise damaged, or missing.

Windows - 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.

Windows - 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.

Windows - Missing/Deteriorated Caulking/Seals, Glazing Compound

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

Level 1
Most of the window shows 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.

Windows - 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.

Windows - Inoperable/Not Locking

This deficiency will result if the window cannot be opened or closed because of damage to the frame, faulty hardware or another cause.

Level 1
A window is not functioning, but it can be secured; other windows in the immediate area are functioning.

Level 3
A window is not functioning and cannot be secured; there are no other windows in the immediate area that are functioning properly.

Windows - Security Bars Prevent Egress

Exiting or egress is severely limited or impossible because security bars are damaged or improperly constructed or installed. Security bars that are designed to open should open. If they do not open, record a deficiency.

Level 3
Exiting or egress is severely limited or impossible because security bars are damaged, improperly constructed/installed, or security bars that are designed to open cannot be readily opened.

Lights and Light Fixtures 

Lights and light fixtures are the systems that provide illumination of building exteriors, surrounding grounds, and interior rooms or areas; including fixtures, lamps, stanchions, poles, supports and electrical supply associated with the building itself.

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 1
In 1 room in a unit, a permanent lighting fixture is missing or not functioning, and no other switched light source is functioning in the room.

Level 2
In 2 rooms, a permanent lighting fixture is missing or not functioning, and no other switched light source is functioning in the rooms.

Level 3
In more than two rooms, a permanent light fixture is missing or not functioning, and no other switched light sources are functioning in the rooms.

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 1
In 1 room in a unit, a permanent lighting fixture is missing or not functioning, and no other switched light source is functioning in the room.

Level 2
In 2 rooms, a permanent lighting fixture is missing or not functioning, and no other switched light source is functioning in the rooms.

Level 3
In more than two rooms, a permanent light fixture is missing or not functioning, and no other switched light sources are functioning in the rooms.

Outlets & Switches - Missing

The receptacle connected to a power supply or method to control the flow of electricity. This includes 2 and three prong outlets, ground fault interrupters, pull cords, 2 and three pole switches and dimmer switches.

Level 3
An outlet or switch is missing.

Missing/Broken Cover Plates (Outlets/Switches) - Dwelling Units

The flush plate used to cover the opening around a switch or outlet is damaged or missing.

Level 1
An outlet or switch has a broken cover plate over a junction box, but this does not cause wires to be exposed.

Level 3
A cover plate is missing, which causes wires to be exposed.

Inoperable GFCI - Dwelling Units

This deficiency will be recorded if the GFI (or GFCI) outlet does not function (e.g. the test and reset buttons do not function when depressed).

Level 3
The GFCI does not function.

  • Inoperable GFI outlets located on the building exterior are not a deficiency in the UPCS inspection software but will be recorded as a Building Exterior, Health and Safety, Hazards, Other when observed unless that GFI can be associated with a specific inspectable area. When identified with a specific inspectable area then any deficiency found is to be cited in that specific area.
  • GFI-Inoperable is an automatic non-life threatening Health and Safety deficiency when recorded. Disregard the comment in the definition that says, If this condition is a health and safety concern, you must record it as Health and Safety: Electrical Hazards.
  • GFI and AFCI circuit breakers in electrical panel boxes must be tested by pushing the test button to trip the breaker and resetting. Deficiencies for inoperable AFCI circuit breakers are to be recorded under Unit/Electrical System/GFI Inoperable.

Kitchens

Range/Stove - Dwelling Units

This deficiency will result if the unit is missing or damaged. This can be recorded for any range or stove and/or oven in a unit or common area.

Additionally, according to Inspector's Notice 2009-02, the testing of any range/ stove/ oven must be conducted by property staff:

§ Effective July 20, 2009, inspectors will no longer turn ranges/stoves and ovens on and off when inspecting them. Beginning on this date, the property representative that accompanies the inspector throughout the inspection must turn all ranges/stoves and ovens on and off during the UPCS inspector's inspection of the appliance.

Level 1
The operation of doors or drawers is impeded, but the stove is functioning; on gas ranges, flames are not distributed equally; the pilot light is out on one or more burners.

Level 2
One burner is not functioning.

Level 3
The unit is missing OR 2 or more burners are not functioning, OR the oven is not functioning.

Range Exhaust Systems - Dwelling Units

This deficiency will result if the apparatus that draws out cooking exhaust does not function as it should.

Level 1
An accumulation of dirt threatens the free passage of air.

Level 3
The exhaust fan does not function, OR the flue may be completely blocked.

Refrigerator - Dwelling Units

This deficiency will result if the refrigerator is missing, or does not cool adequately to store food.

Level 1
The refrigerator has an excessive accumulation of ice OR the seals around the doors are deteriorated.

Level 3
The refrigerator is missing, OR the refrigerator does not cool adequately for the safe storage of food.

Dishwasher & Garbage Disposal

This deficiency will result if a dishwasher or garbage disposal does not function as it should.

Level 2
The dishwasher or garbage disposal does not function as it should.

Kitchen Cabinets-Missing/Damaged

Cabinets are missing, or the laminate is separating. This includes cases, boxes, or pieces of furniture with drawers, shelves, or doors, primarily used for storage, mounted on walls or floors.

Level 2
You see that 10% to 50% of the cabinets, doors, or shelves are missing, or the laminate is separating.

Level 3
You see that more than 50% of the cabinets, doors, or shelves are missing, or the laminate is separating.

Missing/Damaged Countertops - Dwelling Units

This deficiency will result if a flat work surface in a kitchen, often integral to lower cabinet space, is missing or deteriorated.

Level 2
20% or more of the countertop working surface is missing, deteriorated or damaged below the laminate, and is not a sanity surface on which to prepare food.

Kitchen Sinks

This deficiency will result if a sink, faucet or accessories are missing, damaged or not functioning, or show signs of deterioration or distress.

Level 1
There is extensive discoloration or cracks in over 50% of the basin.

Level 3
The sink or associated hardware have failed or are missing; the sink cannot be used.

Kitchen - Leaking Faucet/Pipes

This violation is related to the basin, shower, water closet, bathtub, or sink faucet, or associated pipes that are leaking and/or dripping.

Level 1
There is a leak or drip that is contained by the basin and pipes, and the faucet can be used.

Level 3
There is a steady leak that is adversely affecting the surrounding area, OR the faucet/pipe cannot be used.

Kitchen-Clogged Drain - Dwelling Units

The water does not drain adequately in the shower or sink.

Level 1
The water does not drain adequately, but the fixture can be used.

Level 3
The sink hardware is either missing or not functioning. The fixtures are not usable because the drain is completely clogged or shows extensive deterioration.

Unit Bathrooms

Bathtubs and Showers – Damaged/Missing

This deficiency will result if the shower, tub or components, including associated hardware such as grab bars, shower doors, etc., are damaged or missing.

Level 1
A stopper is missing (Dwelling Unit only).

Level 2
The shower or tub can be used, but there are cracks or extensive discoloration in more than 50% of the basin.

Level 3
The shower or tub cannot be used for any reason; the shower, tub, faucets, drains or associated hardware is missing or has failed.

Water Closet/Toilet Damaged/Clogged/Missing - Dwelling Units

This deficiency will result if a water closet/toilet is damaged, clogged or missing.

Level 1
Fixture elements such as seat, flush handle, cover, etc. are missing or damaged OR the toilet seat is cracked, or the hinge is broken.

Level 3
The bowl is fractured or broken and cannot retain water, OR the water closet/toilet is missing OR there is a hazardous condition, OR the water closet/toilet cannot be flushed because of obstruction or another defect.

Bathroom Cabinets & Vanities

You see damaged or missing cabinets, vanity tops, drawers, shelves, doors, medicine cabinets, or vanities.

Level 1
You see damaged or missing cabinets, vanity tops, drawers, shelves, doors, medicine cabinets or vanities that are not functioning as they should for storage or their intended purpose.

Lavatory Sinks

This deficiency will result if a sink, faucet or accessories are missing, damaged or not functioning, or show signs of deterioration or distress. Deficiency: A basin (sink) is missing or shows signs of deterioration or distress. If the inspector sees a stopper in the immediate area, it is not a violation.

Level 1
There is extensive discoloration or cracks in over 50% of the basin OR a stopper is missing, but the sink can be used.

Level 3
The sink or associated hardware have failed or are missing; the sink cannot be used.

Leaking Faucet/Pipes

This violation is related to the basin, shower, water closet, bathtub, or sink faucet, or associated pipes that are leaking and/or dripping.

Level 1
There is a leak or drip that is contained by the basin and pipes, and the faucet can be used.

Level 3
There is a steady leak that is adversely affecting the surrounding area OR the faucet/pipe cannot be used.

Plumbing-Clogged Drain

The water does not drain adequately in the shower or sink.

Level 1
The water does not drain adequately, but the fixture can be used.

Level 3
The sink hardware is either missing or not functioning. The fixtures are not usable because the drain is completely clogged or shows extensive deterioration.

Bathroom Exhaust/Ventilation

This deficiency will result if the apparatus used to exhaust air has failed. This can be a ducted exhaust fan, a non-motorized exhaust vent, and/or a window in the bathroom.

  • If a resident has blocked an exhaust fan but it can function properly, do not record this as a deficiency.
  • If a resident has disconnected a fan, consider it functional if it can be immediately reconnected for your inspection.
  • If there was never a bathroom fan, do not record this as a deficiency.

Level 2
An exhaust fan is not functioning, OR a bathroom window cannot be opened.

Unit Systems

Dryer Vent Inoperable/Missing/Damaged - Units

There is no adequate way to vent heat and lint to the outside

Level 3
The dryer vent is missing or not functioning because it is blocked; dryer exhaust is not effectively vented to the outside.

Clogged Drains

This violation is related to any drain in a floor, utility sink, or other location not located in a kitchen or bathroom. In any of these areas, it is observed that water does not drain adequately from the drain. This can be evidenced by standing water in the drain or a drain that does not function as intended.

Level 1
Water does not drain freely, but the fixture can be used.

Level 3
The drain is completely clogged, or has suffered extensive deterioration; the fixture cannot be used.

Damaged HVAC – Convection/Radiant Heat Cover Damaged - Dwelling Units

A cover on the convection/radiant heat system is missing or damaged, which could cause a burn or related injury.

Level 3
A cover on the convection / radiant heat system is missing or damaged, which could cause a burn or related injury, allowing contact with heating/surface elements or associated fans.

Damaged HVAC – General Rust/Corrosion - Units

You see a component of the system with deterioration from oxidation or corrosion of the system parts. Deterioration is defined as rust and/or formations of metal oxides, flaking, or discolorization.

Level 1
You see deterioration from rust and corrosion on the HVAC units in the dwelling unit. The system still provides enough heating or cooling.

Damaged HVAC – Inoperable - Dwelling Units

The heating or cooling system or ventilation system does not function.

Level 3
The HVAC system does not function; it does not provide the heating or cooling it should; the system does not respond when the controls are engaged.

Damaged HVAC – Misaligned Chimney

The exhaust system on either a gas or oil fired unit is misaligned.

Level 3
There is any misalignment that may cause improper or dangerous venting of gasses.

Damaged HVAC – Noisy/Vibrating/Leaking - Units

The HVAC distribution components, including fans, are the source of unusual vibrations, leaks, or abnormal noise. Examples may include, but are not limited to, screeching, squealing, banging, shaking, etc.

Level 1
The HVAC system shows signs of abnormal vibrations, other noise, or leaks when engaged. The system still provides enough heating or cooling to maintain a minimum temperature range in the major living areas.

Damaged Water Heater – Exhaust - Dwelling Units

The exhaust system on a gas-fired or oil-fired unit is misaligned.

Level 3
There is any misalignment that may cause improper or dangerous venting of gasses.

Damaged Water Heater – Malfunctioning System

Hot water supply is not available because the system or system components have malfunctioned.

Level 3
After running, water from the hot water tap is not warmer than room temperature.

Damaged Water Heater – Leaking Valves/Pipes/Tanks

There is water leaking from any hot water system component, including valve flanges, stems, bodies, domestic hot water tank or its piping.

Level 3
There is water leaking.

Damaged Water Heater – Pressure Relief

The equipment or associated piping/ducting shows evidence of flaking, oxidation, discoloration, pitting or crevices.

Level 3
The pressure relief valve on the unit water heating system is either missing or does not extend to the floor.

Damaged Water Heater – Rust/Corrosion

The equipment or associated piping/ducting shows evidence of flaking, oxidation, discoloration, pitting or crevices.

Level 1
There is superficial surface rust.

Level 2
There are significant formations of metal oxides, flaking or discoloration, or a pit or crevice.

Level 3
Because of this condition, the equipment or piping does not function.

Inoperable Call for Aide System

This system is to summon help; it may be visual, audible or both; may be activated manually or automatically when pre-programmed conditions are met. This violation refers to any instance where this system does not function as it should.

  • Call-for-aid as installed must serve its intended function. (e.g. A bell sounds an alarm, a light is turned on or off-site personnel are notified when the system is activated.)
  • When recording an Inoperable, Level 3 deficiency and providing comments such as coiled-up, not fully extended, more than "x" distance from the floor, taped to the wall, etc., inspectors are also required to address the system functionality as supporting justification. Failure to provide the appropriate comments will result in the uploaded inspection being challenged by REAC.
  • If the property has replaced the old Call-for-Aid system with a new electronic neck or hand-held type of system, the presence of any part of an inoperable system that remains must be recorded as Inoperable, Level 3.
  • If the call for aide system is monitored by a 3rd party, then management should provide the inspector a copy of an inspection report from within the last 12 months from the company responsible for monitoring – if the inspection report is provided, then none of the individual components of the call for aide system need to be inspected. This means that cords that are cut, coiled up, blocked, etc. – should not be recorded.

Level 3
The system does not function as it should.

Smoke Detectors - Dwelling Units

The sensor to detect the presence of smoke and activate an alarm; may be battery operated or had-wired to the electrical system; may provide a visual signal, an audible signal, or both. A smoke detector will not activate OR a hard-wired smoke detector is missing.

  • It is not a UPCS inspection requirement for the property representative to provide smoke detectors in common areas. However, if there is a smoke detector in a common area it must be tested, and it must function. 
  • If 2 or more smoke detectors are on the same level in visible proximity, at least 1 of the smoke detectors must function as it should.
  • If the smoke detectors are designed for off-site notification and/or monitoring, then the inspector should ask for a copy of a recent (within 12 months) inspection report, then the inspector does not need to inspect the individual components of the system, and all smoke detectors should be recorded as No Observed Deficiencies.

Level 3
A single smoke detector is missing or does not function as it should.

Blocked Access/Improper Storage (EH&S) - Units

This violation is defined as any fixed obstruction or item of sufficient size and weight that can delay or prevent access to any panel board or main power switch in an emergency. This is often a large object such as a filing cabinet or other heavy object stored in front of a breaker panel or other electric panel. This can also be recorded if access cannot be provided to an electrical or other utility room in instances where the door cannot be opened or the door has been disabled.

  • Electrical panels (breaker/fuse boxes) that are secured at the time of inspection (except for disconnects and timer boxes) must be made accessible to the inspector for inspection. Any electrical panel (breaker/fuse box) that is not made accessible will be recorded as "Blocked Access/Improper Storage"

Level 3
One or more fixed items of sufficient size and weight impede access to the building system's electrical panel during an emergency.

Burnt Breakers (EH&S) - Dwelling Units

This violation relates to a breaker that has carbon on the plastic body, or the plastic body is melted and scarred. This is a severe violation and can be an indicator of a major fire hazard. For more detail on this violation, please see ANSI (American National Standards Institute) for more details on melted breakers or arcing scars.

Level 3
Any carbon residue is melted breakers or arcing scars.

Evidence of Leaks/Corrosion

This violation is recorded when there are liquid stains or other signs of corrosion on electrical enclosures or hardware. This can be evidenced by rust, corrosion, or water stains on the exterior of the breaker box, meter box, electrical boxes, or any other electrical enclosures, on either the box or the conduit leading to the electrical enclosure.

Level 3
Any corrosion that affects the condition of the components that carry current OR any stains or rust on the interior of electrical enclosures OR any evidence of water leaks in the enclosure or hardware.

Frayed Wiring (EH&S) - Dwelling Units

This violation is defined as any nicks, abrasions, or fraying of the insulation that expose wires that conduct current. This can be damaged wires (such as Romex or other insulted wire).

Level 3
Any nicks, abrasions or fraying of the insulation that expose any conducting wire.

Missing Breakers/Fuses (EH&S)

This deficiency is defined as an open circuit breaker position that is not appropriately blanked off in a panel board, main panel board, or any other electrical box containing circuit breakers. This can be a missing breaker or fuse of any kind or location to be recorded as a violation. REAC Inspectors do not use testing devices to determine if there is an active current, so the breaker panel does not have to be active to be recorded as a violation.

Level 3
There is an open breaker port in any fuse or breaker panel.

Missing Covers (EH&S)

This deficiency will be recorded if there is a cover is missing from any electrical device box, panel box, switch gear box, or control panel with exposed electrical connections. This can also be recorded if a panel cover is loose and exposing electrical connections.

Level 3
A cover is missing, which results in exposed visible electrical connections.

Contact Us

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