Site Issues UPCS

UPCS Issues Found on the Site and Grounds

Deficiencies belonging to the "Site" relate to items found on the grounds of a property that include fences and gates, grounds, vegetation, retaining walls, playgrounds, and other components found in the centrally located portions of a property's site. No matter how many buildings or locations are present as part of any one property, the "site" is considered to be a single contiguous area and all of the items on the property's site are rated as a single item, regardless if they are located in separate areas or are of different construction or design. 

Understanding Site and Grounds UPCS/ REAC Issues 

The following chart is a list of the issues that can be cited on the grounds and site. Health and safety deficiencies may be applied in addition to any of the items below. For example, damage to the sidewalk or steps may also result in a tripping hazard.

ItemSeverityDeficiency Notes
Fences/GatesLevel 2A non-security/non-safety (for example, privacy/decorative) fence or gate is rusted, deteriorated, uprooted, missing, or contains holes in greater than 25% of a fence.Gates for swimming pool fences are covered in another section, Pools and Related Structures (Common Areas).
Fences/GatesLevel 1A security/safety fence or gate (4 feet or more) contains small holes or related damage as defined above (smaller than 12 inches by 12 inches) in less than 25% of the fence. 
Fences/GatesLevel 2A security/safety fence or gate (4 feet or more) contains small holes or related damage as defined above (smaller than 12 inches by 12 inches) in more than 25% of the fence. 
Fences/GatesLevel 3A security/safety fence or fence section contains large holes or related damage as defined above (greater than 12 inches by 12 inches) or is missing a section.
ErosionLevel 2Erosion has caused surface material to collect leading to a degraded surface that would likely cause water to pool in a confined area—especially next to structures, paved areas, or walkways. OR a rut/groove is 6-8 inches wide and 3-5 inches deep.Grounds erosion can consist of any natural process(s) including erosion or gravity, or man-made processes, that have resulted in the degrading of surface material or removal of surface material in any given area as well as sunken tracks, ruts, grooves, or depressions
ErosionLevel 3Runoff has extensively displaced soil which has caused visible damage or the potential failure of adjoining structures or systems. OR there is a rut larger than 8 inches wide by 5 inches deep.This would include pipes, pavement, foundations, buildings, etc. OR advanced erosion threatens the safety of pedestrians and/or makes an area of the grounds unusable.
PondingLevel 2An accumulation of water (3 to 5 inches deep) affects the use of at least 100 square feet of the grounds, but the grounds are generally usable.This violation refers to water or ice that has collected on the grounds of a property, typically in a depression or on the ground where ponding was not intended. Ponding should not be recorded within 48 hours of any precipitation of 1/10" of rain or more.
PondingLevel 3There is an accumulation of more than 5 inches deep over 100 square feet. OR Accumulation has made a large section of the grounds, more than 20%, unusable for its intended purpose.For example, ponding has made a recreational field unusable intended purpose.
VegetationLevel 2Vegetation is extensive and dense; it is difficult to see broken glass, holes and other hazards OR vegetation contacts or penetrates an unintended surface — buildings, gutters, fences, walls, roofs, HVAC units, etc.—but you see no visible damageIf the vegetation is owned by a third party but making contact with the property’s fence, it should be considered a deficiency, or if the property’s vegetation is touching a neighboring property, it should be considered an issue
VegetationLevel 2Extensive, dense vegetation obstructs the intended path of walkways or roads, but the path is still passable.
VegetationLevel 3Plants have visibly damaged a component, area or system of the property or have made them unusable/un-passable.
Retaining WallsLevel 1Any retaining wall that shows some signs of deterioration, falling or leaning, but it still functions as it should, and it is not a safety risk.This may include but is not limited to: planter boxes, railroad ties, and exterior stairwell walls. A retaining wall structure can be deteriorated, damaged, falling or leaning
Retaining WallsLevel 3Any retaining wall that is damaged and has failed and does not function as it should or is a safety risk.
MailboxesLevel 3The US Postal Service resident/unit mailbox cannot be locked OR the US Postal Service resident/unit mailbox is missing or so damaged that it does not function properly.This does not include post office boxes, such as the blue boxes
Site SignsLevel 1The sign is damaged, vandalized or deteriorated, and cannot be read from a reasonable distance (for example, 20 feet).This does not include signs owned and maintained by the City/Local Municipality.
GraffitiLevel 1There is visible graffiti in one place.Graffiti is described as crude inscriptions or drawings are scratched, painted or sprayed on a building surface, retaining wall or fence that the public can see from 30 feet away.
GraffitiLevel 2There is visible graffiti in 2-5 places.
GraffitiLevel 3There is visible graffiti in six or more places.
LitterLevel 2There is excessive litter on the property.If your maintenance crew is actively cleaning the property at the time of the REAC Inspection, litter should not be recorded. You may have to indicate this to your REAC inspector. The inspector should also not record as litter "litter left behind in the path of a recent garbage collection.
Parking/RoadsLevel 2Damaged pavement as defined above greater than ¾ inch, cracks, settlement, hinging/tilting, loose materials, pot holes, or missing section(s) that affect traffic ability over more than 10% of the property's parking lots/driveways/roads. Note a deficiency if you see cracks on more than 10% of the paved area.Repaired/sealed cracks should not be considered a deficiency.
Parking/RoadsLevel 3Damaged pavement as defined above has made a parking lot/driveway unusable/impassable or creates unsafe conditions for pedestrians and vehicles.When observing traffic ability, consider the capacity to support people on foot, in wheelchairs, and using walkers or canes, etc., and the potential for problems and hazards.
Walkway/StepsLevel 1More than 5% of the walkways/steps have small areas of spalling—4 inches by 4 inches or less.When observing traffic ability, consider the capacity to support people on foot, in wheelchairs, and using walkers.
Walkway/StepsLevel 2More than 5% of the walkway/steps have large areas of spalling—larger than 4 inches by 4 inches—and this affects traffic ability.
Walkway/StepsLevel 2Cracks greater than ¾ inches, hinging/tilting, or missing section(s) that affect traffic ability over more than 5% of the property's walkway/steps.Relief joints are there by design; do not consider them cracks.
HandrailsLevel 3Any handrail is missing, damaged, loose or otherwise unusable. Any set of stairs with 4 or more consecutive steps must have a handrail; the rail does not need to be on both sides.Missing handrail is defined as a handrail not being present on 4 or more consecutive steps
Storm DrainageLevel 2The drainage system is partially blocked by a large quantity of debris, causing backup into adjacent area(s).If the storm drains are structurally unsound, are blocked by accumulated debris or present other safety hazards, it will be a recorded deficiency.
Storm DrainageLevel 3The drainage system is completely blocked or a large segment of the system has failed because a large quantity of debris has caused backups into adjacent area(s) OR runoffs into areas where runoffs are not intended.
Refuse DisposalLevel 2A single wall or gate of the trash enclosure has collapsed or is leaning and is in danger of falling OR The trash or other refuse cannot be stored in the designated area because it is too small to store refuse until disposal.This does not include areas that are not designed as trash/refuse enclosures, such as curb pick-up.
Play Area/EquipmentLevel 220-50% of the total surveyed play area surface shows deterioration.This can relate to any sort of play area surface, from cement, to foam, or wood chips.
Play Area/EquipmentLevel 3More than 50% of the surveyed play area surface shows deterioration.
Play Area/EquipmentLevel 1Some of the equipment (20-50%) does not operate as it should, but poses no safety risk.Do not evaluate equipment that has been withdrawn from service, except when safety is still a concern, such as sharp edges, dangerous leaning, etc.
Play Area/EquipmentLevel 2Most of the equipment (more than 50%) does not operate as it should, but poses no safety risk.
Play Area/EquipmentLevel 3There is equipment that poses a threat to safety and could cause injury.
Parking/RoadsLevel 2Between 1 and 3 inches of water has accumulated, affecting the use of 5% or more of a parking lot/driveway/road. The parking lot/driveway/road is passable.Consider the impact of any measurable precipitation, 1/10 inch or more, during the last 48 hours. Note the deficiency only if there is clear evidence that the ponding is a persistent or long-standing problem.
Parking/RoadsLevel 3More than 3 inches of water has accumulated making 5% or more of a parking lot/driveway/road unusable or unsafe.

Contact Us

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