- Comparison: UPCS vs. NSPIRE 2.1
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| UPCS | NSPIRE 2.1 |
| Simplified Definitions by Michael Gantt | Proposed NSPIRE 2.1 |
|
As Found in The Inspection Group's Flip Field Guide |
Deficiency Names
Only, Click on Underlined Terms for More Info |
| UPCS Inspectable Area Name | |
| UPCS Inspectable Item Name | |
| UPCS Deficiency Name | New Inspectable Item Name Under NSPIRE Protocol |
| L1 = Level 1 | |
| L2 = Level 2 | D1 thru D12 = Deficiency 1 thru 12 |
| L3 = Level 3 | |
| LT = Life Threatening | Non Security Fence defects have apparently been eliminated |
| SITE | |
| Fencing and Gates | |
| Fence Damage - Non-security | |
| L2 - Damage > 25% of non security fence | |
| Fence Damage - Security | Fence – Security |
| L1 - Damage < 12" x 12" < 25% of security fence | D1 - Fence Components Are Missing. |
| L2 - Damage < 12" x 12" > 25% of security fence | D2 - Gate Does Not Open, Close, Latch, Or Lock. |
| L3 - Damage > 12" x 12" or a missing a section of security fence | D3 - Fence Demonstrates Signs Of Collapse. |
| Grounds | |
| Erosion / Rutting | Site Drainage |
| L2 - Rut / groove 6" w x 3" d, or dirt deposited where it does not belong | D1 - Water Runoff Is Unable To Flow Through The Site Drainage System. |
| L3 - Undermining or rut / groove > 8" w x 5" d | D2 - Erosion Is Present. |
| Overgrown / Penetrating Vegetation | D3 - Grate Is Not Secure Or Does Not Cover The Site Drainage System’s Collection Point. |
| L2 - Plants touch something they should not touch, or partly block a walkway or road |
Overgrown Vegetation and Grounds Ponding defects have apparently been eliminated |
| L3 - Plants cause damage, or completely block walk or road | |
| Ponding / Drainage | |
| L2 - 3" - 5" deep covering 100 square foot+ | |
| L3 - > 5" deep covering 100 square foot + area, or > 20% of grounds unusable | |
| Mailboxes | |
| Mailbox Missing / Damaged | |
| L3 - Does not lock or is missing door, can't be secured | |
| Market Appeal | |
| Graffiti | Graffiti |
| L1 - Graffiti in 1 place | D1 - Graffiti Is Present. |
| L2 - Graffiti in 2 to 5 places | |
| L3 - Graffiti in 6 or more places | |
| Litter | Litter |
| L2 - Excessive litter on the property | D1 - Litter Is Accumulated In An Undesignated Area. |
| Parking Lots / Driveways / Roads | Parking Lot |
| Cracks / Settlement / Heaving / Loose Materials / Potholes | D1 - Parking Lot Has Pothole(s). |
| L2 - > 3 / 4" cracks, surface damaged > 10% of total area | D2 - Parking Lot Has Ponding. |
| L3 - Condition causes unsafe conditions like trip hazard or other | Private Roads-Driveways |
| D1 - Road Or Driveway Access To The Property Is Blocked Or Impassable For Vehicles. | |
| Ponding | D2 - Road Or Driveway Has Potholes. |
| L2 - 1" to 3" water on 5% of pavement - passable condition |
Play Ground defects have apparently been eliminated |
| L3 - > 3" water on 5% - unusable or unsafe | |
| Play Areas and Equipment | |
| Damaged / Broken Equipment | |
| L1 - 20% to 50% does not operate as it should | |
| L2 - > 50% does not operate as it should | |
| L3 - Equipment is dangerous for any reason | |
| Deteriorated Play Surface | |
| L2 - 20% to 50% of play area surface deteriorated | |
| L3 - > 50% deteriorated | |
| Refuse Disposal | |
| Damaged Enclosure - Inadequate Storage | |
| L2 - Enclosure damaged OR trash is overflowing | |
| Retaining Walls | Retaining Wall |
| Damaged / Falling / Leaning | D1 - Retaining Wall Is Leaning Away From The Fill Side. |
| L1 - Retaining wall shows some signs of deterioration | D2 - Retaining Wall Is Partially Or Completely Collapsed. |
| L3 - Retaining wall has failed or is dangerous | |
| Storm Drainage | |
| Damaged / Obstructed | Site Drainage |
| L2 - Partially blocked with no back-ups | D1 - Water Runoff Is Unable To Flow Through The Site Drainage System. |
| L3 - Completely blocked or in failing condition, with back-ups | D2 - Erosion Is
Present. D3 - Grate Is Not Secure Or Does Not Cover The Site Drainage System’s Collection Point. |
| Walkways / Steps | Sidewalk, Walkway, Ramp |
| D1 - Sidewalk, Walkway, Or Ramp Is Blocked Or Impassable. | |
| Broken / Missing Hand Railing | Handrail |
| L3 - Handrail for more than 3 stairs missing, damaged, loose | D1 - Handrail Is Missing. ALSO SEE in Units and Common Areas |
| D2 - Handrail Is Not Secure. | |
| D3 - Handrail Is Not Functionally Adequate. | |
| Guardrail | |
| D1 - Guardrail Is Missing Or Not Installed. | |
| Cracks / Settlement / Heaving | D2 - Guardrail Component(s) Missing And The Guardrail Is Functionally Adequate. |
| L2 - > 5% of walkways damaged, cracked, missing sections, hinged, etc. | D3 - Guardrail Anchor Or Fastener Is Not Secure And The Guardrail Is Functionally Adequate. |
| Spalling | D4 - Guardrail Is Not Functionally Adequate |
| L1 - > 5% of walkway / steps have small areas of spalling | |
| L2 - > 5% of the walkway / steps have large areas of spalling | |
| Combined Doors and Windows Defects | |
| Doors | Door – Entry |
| Damaged Frames / Threshold / Lintels / Trim | D1 - Entry Door Will Not Open. |
| L2 - Door function impaired by frame damage | D2 - Entry Door Will Not Close. |
| L3 - Entry, restroom, or fire door function impaired by frame damage | D3 - Entry Door Self-closing Mechanism Is Damaged, Inoperable, Or Missing. |
| Damaged Hardware / Locks | D4 - Entry Door Cannot Be Secured. |
| L1 - Closet door does not function properly | D5 - Hole, Split, Or Crack That Penetrates Completely Through Entry Door. |
| L2 - Other door does not function properly | D6 - Entry Door Is Missing. |
| L3 - Entry, restroom, or fire door does not function properly | D7 - Entry Door Surface Is Delaminated Or Separated. |
| Damaged Surface | D8 - Entry Door Frame, Threshold, Or Trim Is Damaged Or Missing. |
| L2 - 1 / 4" to 1" hole - (If entry, fire, or restroom door is L3) | D9 - Entry Door Seal, Gasket, Or Stripping Is Damaged, Inoperable, Or Missing. |
| L3 - Hole > 1" - paint issues, rust, broken glass | D10 - Entry Door Component Is Damaged, Inoperable, Or Missing And It Does Not Limit The Door’s Ability To Provide Privacy Or Protection From Weather Or Infestation. |
| Damaged / Missing Screen / Storm / Security Door | Door – Fire Labeled |
| L1 - Any damage to screen / storm door or missing | D1 - Fire Labeled Door Does Not Open. |
| L3 - Security door (with keyed lock) does not function or missing | D2 - Fire Labeled Door Does Not Close And Latch Or Self-close And Latch. |
| Deteriorated / Missing Seals | D3 - Fire Labeled Door Assembly Has A Hole Of Any Size Or Is Damaged Such That Its Integrity May Be Compromised. |
| L3 - Seals / caulk do not function properly | D4 - Fire Labeled Door Seal Or Gasket Is Damaged Or Missing. |
| Missing Door | Door – General |
| L1 - 1 missing door, NOT an entry, restroom, or fire door | D1 - A Passage Door Does Not Open. |
| L2 - 2 doors to 50% missing (not entry, restroom, fire doors) | D2 - A Passage Door Component Is Damaged, Inoperable, Or Missing And The Door Is Not Functionally Adequate. |
| L3 - Entry, restroom, fire door missing or > 50% of doors | D3 - A Passage Door That Is Not Intended To Permit Access Between Rooms Has A Damaged, Inoperable, Or Missing Component. |
| D4 - An Exterior Door Component Is Damaged, Inoperable, Or Missing. | |
| Windows | Windows |
| Cracked / Broken / Missing Panes | D1 - Window Will Not Open Or Stay Open. |
| L1 - Cracked glass not separated | D2 - Window Cannot Be Secured. |
| L3 - Broken / missing glass | D3 - Window Will Not Close. |
| Damaged / Missing Screens | D4 - Window Component Is Damaged Or Missing And The Window Is Not Functionally Adequate. |
| L1 - 1 or more screen torn / damaged |
Window defects have been significantly simplified |
| Damaged Sills / Frames / Lintels / Trim | |
| L1 - Damaged sills, frames, lintels, trim don't affect operation | |
| L2 - Inside of wall exposed, operation, or weather tightness compromised | |
| Inoperable / Not Lockable | |
| L1 - Window inoperable; other window functioning in area | |
| L3 - Cannot be secured, only window does not function | |
| Missing / Deteriorated Caulk / Seals / Glazing | |
| L1 - Most of caulk / seals missing / deteriorated | |
| L3 - Evidence of leaks or damage to window or structure | |
| Peeling / Needs Paint | |
| L1 - Window needs paint | |
| LT - Security Bars Prevent Egress | see - Egress |
| L3 - Security bars impede emergency egress | |
| COMBINED Electrical Defects for All Areas | |
| Electrical System | Electrical – Service Panel |
| Blocked Access | D1 - Electrical Service Panel Is Not Reasonably Accessible. |
| L3 - Breaker panel blocked or cannot be opened | D2 - The Overcurrent Protection Device Is Damaged. |
| Evidence of Leaks / Corrosion | D3 - The Overcurrent Protection Device Is Contaminated. |
| L3 - Rust or corrosion inside device box |
Electrical defects have been significantly simplified |
| Burnt Breakers | |
| L3 - Breakers burnt or melted | |
| Frayed Wiring | Electrical – Conductor |
| L3 - Nicks, abrasions, fraying insulation exposes wire | Exposed Electrical Conductor. |
| GFI—Inoperable | Electrical – GFCI Or AFCI |
| L3 - an existing GFCI device does not function properly | D1 - GFCI Outlet Or GFCI Breaker Is Not Visibly Damaged And The Test Or Reset Button Is Inoperable. |
| D2 - AFCI Outlet Or AFCI Breaker Is Not Visibly Damaged And The Test Or Reset Button Is Inoperable. | |
| LT - Missing Breakers / Fuses |
Electrical defects have been significantly simplified |
| L3 - Open breaker or fuse port in breaker or fuse panel | |
| LT - Missing Covers | |
| L3 - Missing cover at electrical box exposes wires | |
| Lighting | |
| Lighting - Ext - Broken Fixtures / Bulbs | Lighting – Exterior |
| L2 - 20% to 50% broken or missing | D1 - A Permanently Installed Light Fixture Is Missing, Damaged, Or Not Secure. |
| L3 - > 50% broken / missing OR unsafe condition | |
| Lighting - CA - Missing / Damaged / Inoperable | Lighting – Interior |
| L2 - 20% to 50% of fixtures missing or not functioning | D1 - A Permanently Installed Light Fixture Is Inoperable. |
| L3 - > 50% missing or not functioning | D2 - A Permanently Installed Light Fixture Is Not Secure. |
| Lighting - Units - Missing / Inoperable | D3 - Insufficient Illumination In Kitchen Or Bathroom. |
| L1 - Light inoperable in 1 room | |
| L2 - Light inoperable in 2 rooms | |
| L3 - Light inoperable in > 2 rooms | |
| Outlets / Switches | Electrical – Outlet And Switch |
| Missing | D1 - Outlet Or Switch Is Damaged. |
| L3 - Outlet or switch missing exposes wires | D2 - Testing Indicates A Three-pronged Outlet Is Not Properly Wired Or Grounded. |
| Missing / Broken Cover Plates | D3 - An Unprotected Outlet Is Present Within Six Feet Of A Water Source. |
| L1 - Broken cover plate does not expose wires | D4 - Outlet Does Not Have Visible Damage And Testing Indicates It Is Not Energized. |
| L3 - Missing / broken cover plate exposes wires | |
| Electrical Hazards (from H & S Definitions) | |
| LT - Exposed Wires / Open Panels | Electrical – Conductor |
| L3 - Exposed bare wires or openings with shock hazard | Exposed Electrical Conductor. |
| LT - Water Leaks On or Near Electrical Equipment | |
| L3 - Water aggravated shock hazard | |
| BUILDING EXTERIOR | Address And Signage . |
| also see Doors and Windows section and Exterior Lighting in Electrical Section | D1 - Address, Signage, Or Building Identification Codes Are Broken, Illegible, Or Not Visible. |
| New Defect | Garage Door |
| D1 - Garage Door Has A Hole. | |
| D2- Garage Door Does Not Open, Close, Or Remain Open Or Closed. | |
| New Defect | Potential Lead-Based Paint Hazards – Visual Assessment |
| also see in Units/Indoors | D1 - Paint In A Unit/Area Or Inside The Target Property Is Deteriorated – Below The Level Required For Lead-safe Work practices By A Lead-certified Firm Or For Passing Clearance. |
| D2 - Paint In A Unit/Area Or Inside The Target Property Is Deteriorated – Above The Level Required For Lead-safe Work practices By A Lead-certified Firm And Passing Clearance. | |
| D3 - Paint Outside On A Target Property Is Deteriorated – Below The Level Required For Lead-safe Work Practices by A Lead-certified Firm Or For Passing Clearance. | |
| D4 - Paint Outside On A Target Property Is Deteriorated – Above The Level Required For Lead-safe Work Practices by A Lead-certified Firm And Passing Clearance. | |
| New Defect | Structural System |
| D1 - Structural System Exhibits Signs Of Serious Failure. | |
| Fire Escapes | Fire Escape |
| LT - Blocked Egress / Ladders | D1 - Fire Escape Component Is Damaged Or Missing. |
| L3 - Stored items or other barriers restrict exit | |
| LT - Visibly Missing Components | |
| L3 - Fire escape is missing parts and / or does not function properly | |
| Foundations | Foundation |
| Cracks / Gaps | D1 - Foundation Is Cracked. |
| L2 - 1 / 8" to 3 / 8" crack or gap | D2 - Foundation Vent Cover Is Missing Or Damaged. |
| L3 - > 3 / 8" crack or gap | D3 - Foundation Has Exposed Rebar Or Foundation Is Spalling, Flaking, Or Chipping. |
| D4 - Foundation Is Infiltrated By Water. | |
| Spalling / Exposed Rebar | D5 - Foundation Support Post, Column, Beam, Or Girder Is Damaged. |
| L2 - Spalling on 10% to 50% | D6 - Foundation Appears To Be In Imminent Danger Of Collapse Or Failure. |
| L3 - > 50% spalling or reinforcing material exposed | |
| Roofs | Roof Assembly |
| Damaged / Clogged Drains | D1 - Restricted Flow Of Water From A Roof Drain, Gutter, Or Downspout. |
| L2 - Partial clogging or damaged (flat roof) drains | D2 - Gutter Component Is Damaged, Missing, Or Unfixed. |
| L3 - Completely clogged or drain no longer functions | D3 - Roof Surface Has Standing Water. |
| Damaged Soffits / Fascia / Soffit Vents | D4 - Substrate Is Exposed. |
| L1 - Damage to soffit or fascia | D5 - Roof Assembly Has A Penetrative Hole. |
| L3 - Missing soffit / fascia or water may penetrate | D6 - Roof Assembly Is Damaged. |
| Damaged Vents |
Roofing defects have been significantly simplifed |
| L1 - Vents damaged but no risk of roof damage | |
| L3 - Vent damage may further damage roof | |
| Damaged / Torn Membrane / Missing Ballast | |
| L2 - Ballast no longer covers roofing material properly | |
| L3 - Membrane damage may result in leaks | |
| Missing / Damaged Components from Downspout / Gutter | |
| L1 - Splash blocks missing or damaged | |
| L2 - Components missing / damaged | |
| L3 - May cause damage to other bldg components | |
| Missing / Damaged Shingles | |
| L1 - Up to 100 square foot shingle damage or missing | |
| L2 - > 100 to 200 square foot damaged or missing | |
| L3 - > 200 square foot damaged or missing | |
| Ponding | |
| L3 - Standing water on roof may cause damage | |
| Walls | Wall Covering and Finish – Exterior |
| Cracks / Gaps | D1 - Exterior Wall Covering Has Missing Sections Of At Least 1 Square Foot Per Wall. |
| L2 - 1 / 8" to 3 / 8" crack or gap (includes masonry and siding) | D2 - Exterior Wall Has A Hole Of Any Size That Penetrates Through To The Interior Of The Building. |
| L3 - > 3 / 8" crack or gap | D3 - Exterior Wall Has Peeling Paint Of 10 Square Feet Or More. |
| D4 - Evidence Of Structural Failure. | |
| Damaged Chimneys | Chimney |
| L1 - Cap loose or damaged | D1 - A Visually Accessible Chimney, Flue, Or Firebox Connected To A Fireplace Or Wood-burning Appliance Is Incomplete Or Damaged Such That It May Not Safely Contain Fire And Convey Smoke And Combustion Gases To The Exterior. |
| L2 - Damage > 4" by 4" | D2 - Chimney Exhibits Signs Of Structural Failure. |
| L3 - Separation from wall, danger of pieces falling |
Roofing defects have been significantly simplifed |
| Missing / Damaged Caulking / Mortar | |
| L1 - Mortar missing at 1 brick or block or < 12" long | |
| L2 - Mortar missing at > 1 brick or block or > 12" long | |
| Missing Pieces / Holes / Spalling | |
| L2 - 1 / 2" hole, missing piece, damaged area less than 8.5" x 11" | |
| L3 - Damage > 8.5" x 11", exposed rebar, hole penetrates through wall | |
| Stained / Peeling / Needs Paint | |
| L1 - < 50% of a wall is affected by stains, peeling, missing paint | |
| L2 - > 50% of a wall is affected | |
| BUILDING SYSTEMS | |
| Domestic Water | |
| General Rust / Corrosion on Heater Chimney | |
| L3 - Corroded chimney becoming unsafe | |
| Leaking Central Water Supply | See Leaks - Plumbing Leaks |
| L3 - Water is leaking | |
| Misaligned Chimney / Ventilation System | See Water Heater Chimney or Flue |
| L3 - Unsafe chimney - carbon monoxide issue | |
| Missing Pressure Relief Valve | See Water Heater "TPR Valve" and "The Relief Valve" |
| L3 - Missing, or not extended within 18" of floor | |
| Water Supply Inoperable | |
| L3 - No running water in building | |
| Electrical - See Combined Electrical Defects | |
| Elevators | Elevator |
| Not Operable | D1 - Elevator Is Inoperable. |
| L3 - Inoperable or doors open when cab not present | D2 - Elevator Door Does Not Fully Open And Close. |
| D3 - Elevator Cab Is Not Level With The Floor. | |
| D4 - Safety Door Or Emergency Phone Is Inoperable. | |
| Emergency Power | |
| Auxiliary Lighting Inoperable | Lighting – Auxiliary |
| L3 - Emergency back up lighting not operating as designed | D1 - Auxiliary Lighting Fails To Illuminate When Tested. |
| D2 - Auxiliary Lighting Component Is Damaged Or Missing. | |
| Run Up Records / Documentation Unavailable | |
| L2 - No recent records but old ones present | |
| L3 - No records are available | |
| Fire Protection | |
| Missing Sprinkler Head | Sprinkler Assembly |
| L3 - Head painted, damaged, blocked, capped - trim ring damaged or missing | D1 - Sprinkler Head Assembly Is Obstructed By An Item, Object, Or Encasement Within 18 Inches Of The Sprinkler head. |
| D2 - Paint Or Foreign Material On The Sprinkler Head Assembly. | |
| D3 - Sprinkler Head Escutcheon Is Missing. | |
| D4 - Concealed Sprinkler Cover Plate Assembly Is Missing | |
| LT - Missing / Damaged / Expired Extinguishers | Fire Extinguisher |
| L1 - 5% or less missing, damaged, or expired | D1 - Fire Extinguisher Pressure Gauge Reads Over Or Under-charged. |
| L2 - 5% to 10% missing, damaged, or expired | D2 - Fire Extinguisher Service Tag Is Missing, Illegible, Or Expired. |
| L3 - > 10% affected or no good extinguisher each floor | D3 - Fire Extinguisher Is Missing. |
| HVAC (Building Systems Only) | also see UNIT HVAC |
| Boiler / Pump / Cooling System Leaks | |
| L1 - Leak but no danger of failure or injury | |
| L3 - System needs to be shut down due to leak | |
| Fuel Supply Leaks | Heating, Ventilation, And Air Conditioning (HVAC) |
| L3 - Fuel is leaking | D1 - Outside Temperature Is Below 68 Degrees Fahrenheit And The Resident Is Unable To Maintain A Minimum temperature Of 68 Degrees Fahrenheit Through A Safe Heating Source. |
| General Rust Corrosion | D2 - Outside Temperature Is 68 Degrees Fahrenheit Or Above And The Resident Is Unable To Maintain A Minimum temperature Of 68 Degrees Fahrenheit Through A Safe Heating Source. |
| L2 - Significant rust or corrosion | D3 - Air Conditioning System Or Device Is Not Operational. |
| L3 - Equipment inoperable due to rust | D4 - Heating System Or Device Fueled By Combustion Has A Misaligned, Blocked, Disconnected, Improperly Connected, damaged, Or Missing Exhaust Vent. |
| LT - Misaligned Chimney / Ventilation System | D5 - Combustion Chamber Cover Or Gas Shutoff Valve Is Missing From A Combustion-fueled Heating Appliance. |
| L3 - Unsafe chimney - carbon monoxide issue | |
| Roof Exhaust System | |
| Roof Exhaust Fans Inoperable | Roof Exhaust defects have apparently been eliminated |
| L3 - Inoperable or missing roof exhaust | |
| Sanitary System | |
| Broken / Leaking / Clogged Pipes or Drains | Floor Drain |
| L3 - Sanitary plumbing has leak or clog | D1 - Drain Is Fully Blocked. |
| See Leak - Blocked Sewage System | |
| Missing Drain / Cleanout / Manhole Covers | See Leak - Leak in Sewage System |
| L3 - Missing cover | See Leak - Cap to the Cleanout |
| New defects seem to eliminate floor drain cover defects | See Leak - Cleanout Cap |
| Unique to Common Areas Only | |
| (Trash) Chutes Damaged / Missing Components | Trash Chute |
| L2 - Door not latching, garbage back-up, failure of compactor | D1 - Chute Door Does Not Open Or Self-close And Latch. |
| D2 - Chute Is Clogged. | |
| Graffiti | Graffiti |
| L1 - Graffiti at 1 location inside the building | D1 - Graffiti Is Present. |
| L2 - Graffiti at 2 to 5 locations inside building | Mailbox and Swimming Pool defects have apparently been eliminated |
| L3 - Graffiti in 6 or more locations inside building | |
| Mailboxes—Missing / Damaged | |
| L3 - Mailbox inside the building missing or cannot be locked | |
| Pools and Related Structures | |
| Damaged / Not Intact Fencing / Gate(s) | |
| L3 - Damage that compromises pool fence safety | |
| Inoperable | |
| L3 - Pool not operational OR unsafe conditions | |
| UNITS and COMMON AREAS | |
| (Trash) Chutes Damaged / Missing Components |
Trash
Chute D1 - Chute Door Does Not Open or Self-Close and Latch |
| L2 - Door not latching, garbage back-up, failure of compactor | |
| D2 - Chute is Clogged | |
| New Defect | |
| Lead-Based Paint – Potential Hazard (pre 1978 only) | |
| D1 - Paint on exterior is peeling or deteriorated | |
| D2 - Paint on interior is peeling or deteriorated | |
| Bathroom | |
| New Defect | Grab Bar |
| D1 - Grab Bar Is Not Secure. | |
| Bathroom Cabinets—Damaged / Missing | Cabinets |
| L1 - Damaged vanity or medicine cabinet | D1 - Cabinets Are Missing In Unit Kitchen. |
| D2 - Cabinet Components Are Damaged Or Missing. (kitchen, bath, laundry) | |
| Lavatory Sink—Damaged / Missing | Sink also see Kitchen Sink |
| L1 - Missing or inoperable stopper; cracks / discolored > 50% of basin | D1 - Sink Component Is Missing. |
| L3 - Missing or failure of sink or hardware function | D2 - Improperly Functioning Faucet. |
| Plumbing—Clogged Drains | D3 - Sink Is Not Draining. |
| L1 - Slow drain | D4 - Sink Is Improperly Installed, Pulling Away From The Wall, Leaning, Or There Are Gaps Between The Sink And wall. |
| L3 - Clogged drain | D5 - Sink Is Damaged And Does Not Hold Water. |
| Plumbing—Leaking Faucet / Pipes | See Leak - Plumbing Leaks |
| L1 - Leak goes down drain | |
| L3 - Leak goes anywhere else | |
| Shower / Tub—Damaged / Missing | Bathtub And Shower |
| L1 - Missing or inoperable stopper | D1 - Only 1 Bathtub Or Shower Is Present And It Is Inoperable Or Does Not Drain. |
| L2 - Cracks or discoloration in > 50% of basin | D2 - A Bathtub Or Shower Is Inoperable Or Does Not Drain And At Least 1 Bathtub Or Shower Is Present Elsewhere That Is Operational. |
| L3 - Shower, tub, faucets, drains missing or failed | D3 - Bathtub Component Or Shower Component Is Damaged, Inoperable, Or Missing Such That It May Limit The Resident’s Ability To Maintain Personal Hygiene. |
| D4 - Bathtub Component Or Shower Component Is Damaged, Inoperable, Or Missing And It Does Not Limit The Resident’s Ability To Maintain Personal Hygiene. | |
| Ventilation / Exhaust System—Inoperable | see Mold-like Substance |
| L2 - Exhaust fan inoperable | D5 - Bathroom Does Not Have Proper Ventilation Or Dehumidification. |
| Water Closet / Toilet—Damaged / Clogged / Missing | Toilet |
| L2 - Damaged or loose but still functional | D1 - Only 1 Toilet Was Installed, And It Is Missing. |
| L3 - Not functional or poses hazard | D2 - A Toilet Is Missing And At Least 1 Toilet Is Installed Elsewhere Within The Unit/Area That Is Operational. |
|
One of the few major defects to become much more complex |
D3 - Only 1 Toilet Was Installed, And It Is Damaged Or Inoperable. |
| D4 - A Toilet Is Damaged Or Inoperable And At Least 1 Toilet Is Installed Elsewhere Within The Unit/Area That Is operational. | |
| D5 - Toilet Component Is Damaged, Inoperable, Or Missing Such That It May Limit The Resident’s Ability To Safely discharge Human Waste. | |
| D6 - Toilet Is Not Secured At The Base. | |
| D7 - Toilet Component Is Damaged, Inoperable, Or Missing And It Does Not Limit The Resident’s Ability To Discharge human Waste. | |
| Call-for-Aid | |
| Inoperable | Call-For-Aid System |
| L3 - Does not function, string shortened, access blocked | D1-Pull Cord Is Missing Or End Is Higher Than 6 Inches Off The Floor |
| D2 - System Does Not Function Properly. | |
| D3 - System Is Blocked. | |
| Ceiling | Ceiling |
| Bulging / Buckling | D1 - Ceiling has unstable surface. |
| L3 - Bulging, buckling, or sagging | D2 - Ceiling Has A Hole. |
| Holes / Missing Tiles / Panels / Cracks | D3 - Ceiling Has A Sign Of Structural Failure. |
| L1 - Holes to 8.5 x 11" , 3 tiles / panels damaged / missing | |
| L2 - Holes > 8.5 x 11" , > 3 tiles or panels damaged / missing, 1 / 8" crack |
Ceiling defects have been significantly simplified |
| L3 - Hole that penetrates area above | |
| Peeling / Needs Paint | |
| L1 - 1 to 4 square foot needs paint | |
| L2 - > 4 square foot needs paint | |
| Mold / Mildew / Water Stains / Water Damage | |
| L1 - 4 square inches to 1 square foot mold / water stains / damage | |
| L3 - > 1 square foot mold / water stains / damage | |
| Doors see Doors and Windows section | |
| Floors | |
| Bulging / Buckling | Floors Covering And Finish |
| L3 - Bulging, buckling, sagging | D1 - Floor Substrate Is Exposed. |
| Hard Floor Covering Missing / Damaged | D2 - Floor Covering Is Curling, Buckling, Bulging, Or Separating. |
| L1 - 5% to 10% of floor damaged | D3 - Subfloor Is Bowing, Buckling, Bulging, Sagging, Misaligned, Or Not Attached. |
| L2 - 10% to 50% damaged | D4 - Subfloor Has Presence Of Decay. |
| L3 - > 50% damaged or damage causes a safety problem |
Floor defects have been significantly simplified |
| Mold / Mildew / Water Stains / Water Damage | |
| L2 - 4 square inches to 1 square foot mold / water stains / damage | |
| L3 - > 1 square foot mold / water stains / damage | |
| Peeling / Needs Paint | |
| L1 - 1 to 4 square foot needs paint | |
| L2 - > 4 square foot needs paint | |
| Rot / Deteriorated Subfloor | |
| L2 - 1 to 4 square foot rot or spongy floor structure | |
| L3 - > 4 square foot rot or spongy floor structure | |
| Soft Floor Covering Missing / Damage | |
| L1 - 5% to 10% of any floor stained or damaged | |
| L2 - 10% to 50% of any floor damaged | |
| L3 - > 50% of floor damaged, or exposes underlying material | |
| Hot Water Heater | Water Heater |
| General Rust / Corrosion | D1 - TPR Valve Obstructed Or Relief Valve Discharge Piping Is Damaged, Capped, Has An Upward Slope, Or Is constructed Of Unsuitable Material. |
| L1 - Superficial rust | D2 - No Hot Water. |
| L2 - Significant rust | D3 - The Relief Valve Discharge Piping Is Missing Or Terminates Greater Than 6 Inches Or Less Than 2 Inches From waste Receptor Flood-level. |
| L3 - Inoperable due to rust | D4 - Chimney Or Flue Piping Is Blocked, Misaligned, Or Missing. |
| Inoperable Unit / Components | D5 - Gas Shutoff Valve Is Damaged, Missing, Or Not Installed. |
| L3 - No hot water |
Water Heater defects have been significantly simplified |
| Leaking Valves / Tanks / Pipes | |
| L3 - Leaking water heater or pipes | |
| LT - Misaligned Chimney / Ventilation System | |
| L3 - Unsafe chimney - carbon monoxide hazard | |
| Missing Pressure Relief Valve | |
| L3 - Missing or does not extend within 18" of floor | |
| HVAC System (Unit) | |
| Convection / Radiant Heat Covers Missing / Damaged | Heating, Ventilation, And Air Conditioning (HVAC) |
| L3 - Base board heater or radiator cover missing or damaged | D1 - Outside Temperature Is Below 68 Degrees Fahrenheit And The Resident Is Unable To Maintain A Minimum temperature Of 68 Degrees Fahrenheit Through A Safe Heating Source. |
| General Rust / Corrosion | D2 - Outside Temperature Is 68 Degrees Fahrenheit Or Above And The Resident Is Unable To Maintain A Minimum temperature Of 68 Degrees Fahrenheit Through A Safe Heating Source. |
| L2 - Rust / corrosion of HVAC components | D3 - Air Conditioning System Or Device Is Not Operational. |
| Inoperable | D4 - Heating System Or Device Fueled By Combustion Has A Misaligned, Blocked, Disconnected, Improperly Connected, damaged, Or Missing Exhaust Vent. |
| L3 - Inoperable | D5 - Combustion Chamber Cover Or Gas Shutoff Valve Is Missing From A Combustion-fueled Heating Appliance. |
| LT - Misaligned Chimney / Ventilation System | |
| L3 - Unsafe chimney - carbon monoxide hazard | |
| Noisy / Vibrating / Leaking | |
| L1 - Abnormal vibrations, noise, or leaks | |
| Kitchen | |
| Cabinets—Missing / Damaged | Cabinets |
| L2 - 10% to 50% missing or delaminating | D1 - Cabinets Are Missing In Unit Kitchen. |
| L3 - > 50% missing or delaminating | D2 - Cabinet Components Are Damaged Or Missing. (kitchen, bath, laundry) |
| Countertops—Missing / Damaged | Kitchen Countertop |
| L2 - 20% surface missing / damaged below laminate | D1 - Countertop Is Missing. |
| D2 - Countertop Is Damaged Or Is Not Functionally Adequate. | |
| Dishwasher / Garbage Disposal—Inoperable | See Leaks |
| L2 - Dishwasher or garbage disposal does not function | |
| Plumbing—Clogged Drains | |
| L1 - Slow drain | |
| L3 - Clogged drain | |
| Plumbing—Leaking Faucets / Pipes | |
| L1 - Leak goes down drain | |
| L3 - Leak goes anywhere else | |
| Range Exhaust - Excess Grease / Inop | Kitchen Ventilation |
| L1 - Partial clogging by dirt / grease | D1 - Exhaust System Does Not Respond To The Control Switch. |
| L3 - Exhaust does not function OR flue completely blocked | D2 - Exhaust System Has Restricted Airflow. |
| D3 - Exhaust System Component Is Damaged Or Missing. | |
| Range / Stove—Missing / Damaged / Inoperable | Cooking Appliance |
| L1 - Doors / drawers impeded, flame not distributed, pilot light out | D1 - Cooking Range, Cooktop, Or Oven Is Not Producing Heat Or Regulating Heat Temperature. |
| L2 - One burner is not functioning | D2 - Cooking Range, Cooktop, Or Oven Component Is Missing. |
| L3 - Missing OR 2 or more burners / oven inoperable | D3 - Primary Cooking Appliance Is Missing. |
| Refrigerator—Missing / Damaged / Inoperable | Refrigerator |
| L1 - Excessive ice OR gasket deteriorated | D1 - Refrigerator Is Inoperable Such That It May Be Unable To Safely And Adequately Store Food. |
| L3 - Missing OR not cooling adequately | D2 - Refrigerator Component Is Damaged Such That It Impacts Functionality. |
| D3 - Refrigerator Is Missing. | |
| Sink—Missing / Damaged | Sink |
| L1 - Discoloration or cracks in 50% of basin | D1 - Sink Component Is Missing. |
| L3 - Sink or hardware missing or inoperable | D2 - Improperly Functioning Faucet. |
| D3 - Sink Is Not Draining. | |
| D4 - Sink Is Improperly Installed, Pulling Away From The Wall, Leaning, Or There Are Gaps Between The Sink And wall. | |
| D5 - Sink Is Damaged And Does Not Hold Water. | |
| Laundry Area / Room | |
| Dryer Vent | Clothes Dryer Exhaust Ventilation |
| L3 - Vent is missing, damaged, disconnected | D1 - Electric Dryer Transition Duct Is Detached Or Missing. |
| D2 - Gas Dryer Transition Duct Is Detached Or Missing. | |
| D3 - Electric Dryer Exhaust Ventilation System Has Restricted Airflow. | |
| D4 - Exterior Dryer Vent Cover, Cap, Or A Component Thereof Is Missing. | |
| D5 - Dryer Transition Duct Is Constructed Of Unsuitable Material. | |
| D6 - Gas Dryer Exhaust Ventilation System Has Restricted Airflow. | |
| Lighting—Missing / Inoperable See Electrical Section | |
| Outlets / Switches See Electrical Section | |
| Patio / Porch / Balcony | |
| Baluster / Side Rails Damaged | Guardrail |
| L3 - Side rails loose, damaged or missing | D1 - Guardrail Is Missing Or Not Installed. |
|
New Defect |
D2 - Guardrail Component(s) Missing And The Guardrail Is Functionally Adequate. |
| D3 - Guardrail Anchor Or Fastener Is Not Secure And The Guardrail Is Functionally Adequate. | |
| D4 - Guardrail Is Not Functionally Adequate | |
| Smoke Detector | |
| Inoperable | Smoke Alarm |
| L3 - Inoperable / missing | D1 - Smoke Alarm Is Not Installed Where Required. |
|
New Defect |
D2 - Smoke Alarm Does Not Produce An Audio Or Visual Alarm When Tested |
| Carbon Monoxide Alarm | |
| D1 - Carbon Monoxide Detector Is Missing, Not Installed, Or Not Installed In A Proper Location | |
| D2 - Carbon Monoxide Detector Is Obstructed. | |
| D3 - Carbon Monoxide Detector Does Not Produce Audio Or Visual Alarm When Tested. | |
| Stairs | |
| Broken / Damaged / Missing Steps | Stairs |
| L3 - A step is broken or missing | D1 - Tread Is Missing Or Damaged. |
| D2 - Stringer Is Damaged. | |
| Broken / Missing Hand Railing | Handrail |
| L3 - Handrail for > 3 stairs is missing, damaged, loose or unusable | D1 - Handrail Is Missing. |
| D2 - Handrail Is Not Secure. | |
| D3 - Handrail Is Not Functionally Adequate. | |
| Walls | |
| Bulging / Buckling | Wall Covering and Finish Interior |
| L3 - Bulging, buckling, sagging | D1 - Interior Wall Has A Hole Of Any Size That Penetrates To The Adjoining Room Or Space. |
| Damaged | D2 - Interior Wall Is Buckling, Bulging, Bowing, Or Material Is Loose Or Detached. |
| L1 - Hole to 8.5 x 11" , 3 tiles / panels damaged / missing | D3 - Interior Wall Has A Hole That Is Greater Than 2 Inches In Diameter Or There Is An Accumulation Of Holes That are Cumulatively Greater Than 6 Inches By 6 Inches. |
| L2 - Hole to 8.5 x 11" , > 3 tiles / panels damaged / missing, 1 / 8" crack | |
| L3 - Penetrates next room or 2 walls L2 | |
| Damaged / Deteriorated Trim | |
| L1 - 5% to 10% trim damaged / missing | |
| L2 - 10% to 50% trim damaged / missing | |
| L3 - > 50% trim damaged / missing | |
| Mold / Mildew / Water Stains / Water Damage | |
| L1 - 4" square to 1 square foot mold / water stains / damage | |
| L3 - > 1 square foot mold / water stains / damage | |
| Peeling / Needs Paint | |
| L1 - 1 to 4 square foot needs paint | |
| L2 - > 4 square foot needs paint | |
| Windows - see Windows and Doors | |
| HEALTH AND SAFETY | |
| Air Quality | |
| Mold and / or Mildew Observed | Mold-like Substance |
| L3 - 1 square foot or more of mold and / or mildew | D1 - Presence Of Mold-like Substance At Very Low Levels Is Observed Visually. |
| D2 - Presence Of Mold-like Substance At Moderate Levels Is Observed Visually. | |
| D3 - Presence Of Mold-like Substance At High Levels Is Observed Visually. | |
| D4 - Presence Of Mold-like Substance At Extremely High Levels Is Observed Visually. | |
| D5 - Bathroom Does Not Have Proper Ventilation Or Dehumidification. | |
| Propane / Natural Gas / Methane Gas Detected | see - Leak |
| L3 - Risk of explosion / fire, health risk if inhaled | D1 - Natural Gas, Propane, Or Oil Leak. |
| Sewer Odor Detected | see - Leak |
| L3 - Sewer odors | D2, D3, D4, D5 all apply to sewer system but there is no Sewer Odor defect |
| Electrical Hazards | |
| LT - Exposed Wires / Open Panels | Electrical – Conductor |
| L3 - Any shock hazard not defined by any other defect | Exposed Electrical Conductor. |
| Water Leaks On or Near Electrical Equipment | |
| L3 - Water aggravated shock hazard | |
| Elevator—Tripping | See Elevator |
| Tripping | no equivalent defect |
| L3 - 3 / 4" trip at elevator doorway | |
| Emergency / Fire Exits | Egress |
| LT - Blocked / Unusable | D1 - Obstructed Egress On A Building 4 Stories Or More. |
| L3 - Exit cannot be used, nailed shut, chained, blocked | D2 - Obstructed Egress On A Building 3 Stories Or Less. |
| Missing Exit Signs | Exit Sign |
| L3 - Exit signs missing or not properly illuminated | D1 - Exit Sign That Clearly Identifies The Emergency Exit Is Missing Or Obstructed. |
| D2 - Exit Sign That Clearly Identifies The Emergency Exit Is Damaged Or Not Securely Affixed. | |
| D3 - Lighted Exit Sign Does Not Illuminate Or There Is No Adjacent Or Other Internal Illumination In Operation On Or Near The Sign | |
| Flammable Materials | |
| Improperly Stored | Flammable And Combustible Items |
| L3 - Flammable materials near source of ignition or volatile materials stored improperly / unsafely | D1 - Improperly Stored Flammable Or Combustible Item On Or Near An Ignition Source. |
| Garbage and Debris | |
| Indoors | |
| L3 - Too much garbage or in wrong area for storage | |
| Outdoors | |
| L3 - Too much garbage or in wrong area for storage | |
| Hazards | |
| Sharp Edges | Sharp Edges |
| L3 - Cutting or stabbing hazard | D1 - A Sharp Edge That Can Result In A Cut Or Puncture Hazard Is Present. |
| Tripping | Trip Hazard |
| L3 - 3 / 4" trip hazard | D1 - Trip Hazard On Walking Surface. |
| "OTHER" | |
| L3 - Non defined hazard - FYI, CYA, etc. | |
| Infestation | Infestation |
| Insects | D1 - Evidence Of Cockroaches. |
| L3 - Evidence of infestation by insects | D2 - Extensive Cockroach Infestation. |
| Rats / Mice / Vermin | D3 - Evidence Of Bedbugs. |
| L3 - Evidence of infestation by rodents | D4 - Evidence Of Mice. |
| D5 - Evidence Of Rats. | |
| D6 - Evidence Of Other Pests. |