Working with REAC Scoring Values
as Expressed in
 
The TIG Flip Field Guide v.4.0 (FFG)
and
UPCS / REAC Simplified 2017
  
 


Scoring Caps:

  7.5 maximum for Site defects,
10.0 maximum for Exterior, System, or Common Area defects.
  5.0 maximum for Unit defects

If any individual deficiency results in a higher value, it is capped at the value shown above.

When calculating scoring values for properties with multiple buildings, it is necessary to use the full, pre-capped scoring value in your calculations - which amount to simple arithmetic, as described below.

The Flip Field Guide and the UPCS/REAC Simplified books display the actual pre-cap calculated defect values for Exteriors, Systems, and Common Areas to allow the user to calculate scoring values for properties with multiple buildings.  Where these publications or your calculations show a value higher than the cap - substitute the cap value.

Review the example below to see how calculations are done for multiple building properties.

 

  

Example: Converting Exterior, Systems, and Common Areas
Scoring Values for Properties with more than a Single Building
 
Let's start with the scoring information for Hazards; Sharp Edges at the bottom
of the Health and Safety page from UPCS / REAC Simplified 2017
(this is essentially the same matrix found in the FFG)		  
   
If Sharp Edges is worth 7.2 points on the Exterior of a building where we have only one building on the property, how much would this be worth on a building that was one of ten identical buildings?
That's pretty easy: Just divide by 10!

7.2 divided by 10 = 0.72

A Sharp Edges defect on one of ten identical buildings would be worth about 0.72 per building.

If all ten buildings had this same defect, the property would lose the whole 7.2 points.
What if the ten buildings are NOT identical?

There are many factors that can alter the relative scoring value of each building when you have multiple buildings on the property.

One of the most important factors is how many Units each building contains, and what percentage of the total number of Units on the property this represents.

Let's say you have two buildings.  Bldg A has ninety units and Bldg B has ten units.

This is a little harder, but still reasonably simple to calculate.

The property has 100 units in total. 

Bldg A has 90 Units, that's 90%, which equals 0.9 total Units. 

If we are talking about the 7.2 point defect for Sharp Edges on Bldg Exterior, just multiply 7.2 times 0.9.

The defect is worth 7.2 times .9 which equals 6.48.

Bldg B has 10 Units, that's 10% - multiply 7.2 times 0.1 = 0.72 points for a Sharp Edges hazard.
So - the simple Rule of Thumb is: the value of the defect is proportional to the percentage of Units contained in any given building. If you understand that the percentage is easily converted to a decimal number, multiply that decimal number times the given scoring value of the defect.
So, What if the Property has Many Buildings of Many Different Sizes?
The same basic principle holds true:

1 - Divide the Number of Units in the Building, by the Total Number of Units on the Property

2 - Multiply that Result by the Scoring Value of the Defect Given in the Chart
Let's say we have 100 Units in total spread through five buildings:

Bldg A: 30 Units divided by 100 = 0.3

0.3 times 7.2 = 2.16

Bldg B: 20 Units divided by 100 = 0.2

0.2 times 7.2 = 1.44

Bldg C: 5 Units divided by 100 = 0.05

0.05 times 7.2 = 0.36

Bldg D: 1 Unit divided by 100 = 0.01

0.01 times 7.2 = 0.072

Bldg E: 44 Units divided by 100 = .44

0.44 times 7.2 = 3.168