Think of this page as an interactive index as well as a list of the
UPCS/REAC Simplified 2017 definitions. 

Clicking any underlined term will open a new page with a lot more detail - with the legal definition and one or more example photos in most cases.

This simple index will remain open so you can use it to access information on any other defect quickly. 

Use it to explore the defects in any order you wish.

Come back any time and use it as your quick reference resource for answers to REAC questions.
     
  Site Site
  Fencing and Gates  
  Fence Damage - Non-security  
L2 Damage > 25% of non security fence 2.0
Fence Damage - Security
L1 Damage < 12" x 12" < 25% of security fence 1.3
L2 Damage < 12" x 12" > 25% of security fence 2.6
L3 Damage > 12" x 12" or a missing a section of security fence 5.3
Grounds
  Erosion / Rutting  
L2 Rut / groove 6" w x 3" d, or dirt deposited where it does not belong 3.3
L3 Undermining or rut / groove > 8" w x 5" d 6.6
  Overgrown / Penetrating Vegetation  
L2 Plants touch something they should not touch, or partly block a walkway or road 2.5
L3 Plants cause damage, or completely block walk or road 4.9
  Ponding / Drainage  
L2 3" - 5" deep covering 100 square foot+ 3.3
L3 > 5" deep covering 100 square foot + area, or > 20% of grounds unusable 6.6
  Mailboxes  
  Mailbox Missing / Damaged  
L3 Does not lock or is missing door, can't be secured 0.2
  Market Appeal  
  Graffiti  
L1 Graffiti in 1 place                       Graffiti is unauthorized writing or pictures 1.1
L2 Graffiti in 2 to 5 places                 and can include chalk as well as paint 2.1
L3 Graffiti in 6 or more places                and felt tip pen 4.2
  Litter  
L2 Excessive litter on the property 2.1
  Parking Lots / Driveways / Roads  
  Cracks / Settlement / Heaving / Loose Materials / Potholes  
L2 > 3 / 4" cracks, surface damaged > 10% of total area 2.2
L3 Condition causes unsafe conditions like trip hazard or other 4.5
  Ponding  
L2 1" to 3" water on 5% of pavement - passable condition 2.2
L3 > 3" water on 5% - unusable or unsafe 4.5
  Play Areas and Equipment  
  Damaged / Broken Equipment  
L1 20% to 50% does not operate as it should 1.2
L2 > 50% does not operate as it should 2.5
L3 Equipment is dangerous for any reason 4.9
  Deteriorated Play Surface  
L2 20% to 50% of play area surface deteriorated 2.5
L3 > 50% deteriorated 4.9
  Refuse Disposal  
  Damaged Enclosure - Inadequate Storage  
L2 Enclosure damaged OR trash is overflowing 2.5
  Retaining Walls  
Damaged / Falling / Leaning
L1 Retaining wall shows some signs of deterioration 1.3
L3 Retaining wall has failed or is dangerous 5.3
  Storm Drainage  
  Damaged / Obstructed  
L2 Partially blocked with no back-ups 5.5
L3 Completely blocked or in failing condition, with back-ups 7.5
  Walkways / Steps  
  Broken / Missing Hand Railing  
L3 Handrail for more than 3 stairs missing, damaged, loose 4.9
  Cracks / Settlement / Heaving  
L2 > 5% of walkways damaged, cracked, missing sections, hinged, etc. 2.5
Spalling
L1 > 5% of walkway / steps have small areas of spalling 1.2
L2 > 5% of the walkway / steps have large areas of spalling 2.5


 

 

 

 

         
  Door Deficiencies for All Inspectable Areas Ext CA Un2
         
Doors      
  Damaged Frames / Threshold / Lintels / Trim Ext CA Un2
L2 Door function impaired by frame damage 2.0 1.0 .06
L3 Entry, restroom, or fire door function impaired by frame damage 4.0 1.9 .12
  Damaged Hardware / Locks      
L1 Closet door does not function properly n/a 0.9 .05
L2 Other door does not function properly 3.6 1.7 .11
L3 Entry, restroom, or fire door does not function properly 7.2 3.4 .22
  Damaged Surface      
L2 1 / 4" to 1" hole -   (If entry, fire, or restroom door is L3) 4.8 1.7 .11
L3 Hole > 1" - paint issues, rust, broken glass 9.7 3.4 .22
  Damaged / Missing Screen / Storm / Security Door      
L1 Any damage to screen / storm door or missing 1.8 0.9 .05
L3 Security door (with keyed lock) does not function or missing 7.2 3.4 .22
  Deteriorated / Missing Seals      
L3 Seals / caulk do not function properly 9.7 4.6 .29
  Missing Door      
L1 1 missing door, NOT an entry, restroom, or fire door n/a 1.9 .12
L2 2 doors to 50% missing (not entry, restroom, fire doors) n/a 3.8 .24
L3
Entry, restroom, fire door missing or > 50% of doors
16.1 7.6 .48
 
  Window Deficiencies for All Inspectable Areas Ext CA Un2
Windows                               (Exterior window issues now non scoring)      
  Cracked / Broken / Missing Panes      
L1 Cracked glass not separated 0.0 0.9 .05
L3 Broken / missing glass 0.0 3.4 .22
Damaged / Missing Screens
L1 1 or more screen torn / damaged 0.0 0.5 .03
  Damaged Sills / Frames / Lintels / Trim      
L1 Damaged sills, frames, lintels, trim don't affect operation 0.0 1.1 .07
L2 Inside of wall exposed, operation, or weather tightness compromised 0.0 2.3 .14
  Inoperable / Not Lockable      
L1 Window inoperable; other window functioning in area 0.0 0.9 .05
L3 Cannot be secured, only window does not function 0.0 3.4 .22
  Missing / Deteriorated Caulk / Seals / Glazing      
L1 Most of caulk / seals missing / deteriorated 0.0 1.9 .12
L3 Evidence of leaks or damage to window or structure 0.0 7.6 .48
  Peeling / Needs Paint      
L1 Window needs paint 0.0 0.2 .01
LT Security Bars Prevent Egress      
L3 Security bars impede emergency egress 0.0 7.6 .48


  COMBINED Electrical Defects for All Areas        
Electrical System   Sys CA Un2
  Blocked Access        
L3 Breaker panel blocked or cannot be opened   7.8 3.4 .48
  Burnt Breakers        
L3 Breakers burnt or melted   10.5 4.6 .64
  Evidence of Leaks / Corrosion        
L3 Rust or corrosion inside device box   17.4 7.6 1.1
  Frayed Wiring        
L3 Nicks, abrasions, fraying insulation exposes wire   17.4 7.6 1.1
  GFI—Inoperable        
L3 an existing GFCI device does not function properly   n / a 7.6 1.1
LT Missing Breakers / Fuses        
L3 Open breaker or fuse port in breaker or fuse panel   17.4 7.6 1.1
LT Missing Covers        
L3 Missing cover at electrical box exposes wires   17.4 7.6 1.1
Lighting Ext   CA Un2
  Lighting - Ext - Broken Fixtures / Bulbs        
L2 20% to 50% broken or missing 3.0      
L3 > 50% broken / missing OR unsafe condition 6.0      
  Lighting - CA - Missing / Damaged / Inoperable        
L2 20% to 50% of fixtures missing or not functioning     2.3  
L3 > 50% missing or not functioning     4.6  
  Lighting - Units - Missing / Inoperable        
L1 Light inoperable in 1 room       .03
L2 Light inoperable in 2 rooms       .06
L3 Light inoperable in > 2 rooms       .13
Outlets / Switches Ext Sys CA Un2
  Missing        
L3 Outlet or switch missing exposes wires       .19
  Missing / Broken Cover Plates        
L1 Broken cover plate does not expose wires     0.9 .05
L3 Missing / broken cover plate exposes wires     3.4 .19
Electrical Hazards                        (from H & S Definitions) Ext Sys CA Un2
LT Exposed Wires / Open Panels        
L3 Exposed bare wires or openings with shock hazard 16.1 17.4 7.6 1.6
LT Water Leaks On or Near Electrical Equipment        
L3 Water aggravated shock hazard 16.1 17.4 7.6 1.6
  FHEO / UFAS Items for Exterior and Common Areas        
  Main Entrance Less Than 32″ Wide (Exterior)       Ext
L3 Main entrance < 32" clear width       0
  Obstructed or Missing Accessibility Route (Exterior)       Ext
L3 No wheelchair route to main entrance       0
  Multi-Story Bldg Hallways < 36"�� Wide (Common Areas)       CA
L3 Interior hallways less than 36" clear width       0
  Routes Obstructed / Inaccessible to Wheelchair       CA
L3 No wheelchair route to a Common Area for use by residents       0

 

  BUILDING EXTERIOR Ext
  also see Doors and Windows page and Lighting on Electrical page  
Fire Escapes Ext
LT Blocked Egress / Ladders  
L3 Stored items or other barriers restrict exit 16.1
LT Visibly Missing Components  
L3 Fire escape is missing parts and / or does not function properly 16.1
Foundations Ext
  Cracks / Gaps  
L2 1 / 8" to 3 / 8" crack or gap 8.1
L3 > 3 / 8" crack or gap 16.1
  Spalling / Exposed Rebar  
L2 Spalling on 10% to 50% 4.8
L3 > 50% spalling or reinforcing material exposed 9.7
Roofs  
  Damaged / Clogged Drains  
L2 Partial clogging or damaged (flat roof) drains 8.1
L3 Completely clogged or drain no longer functions 16.1
  Damaged Soffits / Fascia / Soffit Vents  
L1 Damage to soffit or fascia 2.4
L3 Missing soffit / fascia or water may penetrate 9.7
  Damaged Vents  
L1 Vents damaged but no risk of roof damage 2.4
L3 Vent damage may further damage roof 9.7
  Damaged / Torn Membrane / Missing Ballast  
L2 Ballast no longer covers roofing material properly 8.1
L3 Membrane damage may result in leaks 16.1
  Missing / Damaged Components from Downspout / Gutter  
L1 Splash blocks missing or damaged 1.8
L2 Components missing / damaged 3.6
L3 May cause damage to other bldg components 7.2
  Missing / Damaged Shingles  
L1 Up to 100 square foot shingle damage or missing 4.0
L2 > 100 to 200 square foot damaged or missing 8.1
L3 > 200 square foot damaged or missing 16.1
  Ponding  
L3 Standing water on roof may cause damage 9.7
Walls  
  Cracks / Gaps  
L2 1 / 8" to 3 / 8" crack or gap                 (includes masonry and siding) 6.5
L3 > 3 / 8" crack or gap 13.0
  Damaged Chimneys  
L1 Cap loose or damaged 2.0
L2 Damage > 4" by 4" 3.9
L3 Separation from wall, danger of pieces falling 7.8
  Missing / Damaged Caulking / Mortar  
L1 Mortar missing at 1 brick or block or < 12" long 2.0
L2 Mortar missing at > 1 brick or block or > 12" long 3.9
  Missing Pieces / Holes / Spalling  
L2 1 / 2" hole, missing piece, damaged area less than 8.5" x 11" 3.9
L3 Damage > 8.5" x 11", exposed rebar, hole penetrates through wall 7.8
  Stained / Peeling / Needs Paint  
L1 < 50% of a wall is affected by stains, peeling, missing paint 1.5
L2 > 50% of a wall is affected 2.9
     
     
  BUILDING SYSTEMS Sys
Domestic Water  
  General Rust / Corrosion on Heater Chimney  
L3 Corroded chimney becoming unsafe 4.4
  Leaking Central Water Supply  
L3 Water is leaking 10.5
  Misaligned Chimney / Ventilation System  
L3 Unsafe chimney - carbon monoxide issue 17.4
  Missing Pressure Relief Valve  
L3 Missing, or not extended within 18" of floor 17.4
  Water Supply Inoperable  
L3 No running water in building 17.4
Electrical - See Combined Electrical Defects  
Elevators  
  Not Operable  
L3 Inoperable or doors open when cab not present 5.6
Emergency Power  
  Auxiliary Lighting Inoperable  
L3 Emergency back up lighting not operating as designed 2.3
  Run Up Records / Documentation Unavailable  
L2 No recent records but old ones present 0.7
L3 No records are available 1.4
Fire Protection  
  Missing Sprinkler Head  
L3 Head painted, damaged, blocked, capped - trim ring damaged or missing 17.4
LT Missing / Damaged / Expired Extinguishers  
L1 5% or less missing, damaged, or expired 4.4
L2 5% to 10% missing, damaged, or expired 8.7
L3 > 10% affected or no good extinguisher each floor 17.4
HVAC (Systems Only)  
  Boiler / Pump / Cooling System Leaks  
L1 Leak but no danger of failure or injury 2.6
L3 System needs to be shut down due to leak 10.5
  Fuel Supply Leaks  
L3 Fuel is leaking 10.5
General Rust Corrosion
L2 Significant rust or corrosion 2.2
L3 Equipment inoperable due to rust 4.4
LT Misaligned Chimney / Ventilation System  
L3 Unsafe chimney - carbon monoxide issue 17.4
Roof Exhaust System  
  Roof Exhaust Fans Inoperable  
L3 Inoperable or missing roof exhaust 7.8
Sanitary System  
  Broken / Leaking / Clogged Pipes or Drains  
L3 Sanitary plumbing has leak or clog 17.4
  Missing Drain / Cleanout / Manhole Covers  
L3 Missing cover 7.8

 

  Unique to Common Areas Only CA Un2
(Trash) Chutes Damaged / Missing Components CA Un2
L2 Door not latching, garbage back-up, failure of compactor 0.9  
Graffiti    
L1 Graffiti at 1 location inside the building 1.1  
L2 Graffiti at 2 to 5 locations inside building 2.3  
L3 Graffiti in 6 or more locations inside building 4.6  
Mailboxes—Missing / Damaged    
L3 Mailbox inside the building missing or cannot be locked 1.9  
Pools and Related Structures    
  Damaged / Not Intact Fencing / Gate(s)    
L3 Damage that compromises pool fence safety 3.8  
  Inoperable    
L3 Pool not operational OR unsafe conditions 1.0  
  UNITS and COMMON AREAS CA Un2
Bathroom CA Un2
  Bathroom Cabinets—Damaged / Missing    
L1 Damaged vanity or medicine cabinet 0.2 .10
  Lavatory Sink—Damaged / Missing    
L1 Missing or inoperable stopper; cracks / discolored > 50% of basin 0.4 .18
L3 Missing or failure of sink or hardware function 1.7 .72
  Plumbing—Clogged Drains    
L1 Slow drain 1.0 .40
L3 Clogged drain 3.8 1.60
  Plumbing—Leaking Faucet / Pipes    
L1 Leak goes down drain 0.6 .24
L3 Leak goes anywhere else 2.3 .96
  Shower / Tub—Damaged / Missing    
L1 Missing or inoperable stopper   .24
L2 Cracks or discoloration in > 50% of basin 1.1 .48
L3 Shower, tub, faucets, drains missing or failed 2.3 .96
  Ventilation / Exhaust System—Inoperable    
L2 Exhaust fan inoperable 1.1 .48
  Water Closet / Toilet—Damaged / Clogged / Missing    
L2 Damaged or loose but still functional 1.9 .80
L3 Not functional or poses hazard 3.8 1.60
Call-for-Aid CA Un2
  Inoperable    
L3 Does not function, string shortened, access blocked 1.7 .10
Ceiling    
  Bulging / Buckling    
L3 Bulging, buckling, or sagging 4.6 .26
  Holes / Missing Tiles / Panels / Cracks    
L1 Holes to 8.5 x 11" , 3 tiles / panels damaged / missing 1.1 .06
L2 Holes > 8.5 x 11" , > 3 tiles or panels damaged / missing, 1 / 8" crack 2.3 .13
L3 Hole that penetrates area above 4.6 .26
  Peeling / Needs Paint    
L1 1 to 4 square foot needs paint 0.2 .01
L2 > 4 square foot needs paint 0.4 .02
  Mold / Mildew / Water Stains / Water Damage    
L1 4 square inches to 1 square foot mold / water stains / damage 0.5 .03
L3 > 1 square foot mold / water stains / damage 1.9 .11
Doors             see Doors and Windows section CA Un2
  UNITS and COMMON AREAS - continued CA Un2
Floors CA Un2
  Bulging / Buckling    
L3 Bulging, buckling, sagging 4.6 .26
  Hard Floor Covering Missing / Damaged    
L1 5% to 10% of floor damaged 1.1 .06
L2 10% to 50% damaged 2.3 .13
L3 > 50% damaged or damage causes a safety problem 4.6 .26
  Mold / Mildew / Water Stains / Water Damage    
L2 4 square inches to 1 square foot mold / water stains / damage 1.0 .05
L3 > 1 square foot mold / water stains / damage 1.9 .11
  Peeling / Needs Paint    
L1 1 to 4 square foot needs paint 0.2 .01
L2 > 4 square foot needs paint 0.4 .02
  Rot / Deteriorated Subfloor    
L2 1 to 4 square foot rot or spongy floor structure 2.3 .13
L3 > 4 square foot rot or spongy floor structure 4.6 .26
  Soft Floor Covering Missing / Damage    
L1 5% to 10% of any floor stained or damaged 1.1 .06
L2 10% to 50% of any floor damaged 2.3 .13
L3 > 50% of floor damaged, or exposes underlying material 4.6 .26
Hot Water Heater                       (no such item for CA, see Systems)   Un2
  General Rust / Corrosion    
L1 Superficial rust n / a .12
L2 Significant rust n / a .24
L3 Inoperable due to rust n / a .48
  Inoperable Unit / Components    
L3 No hot water n / a 1.06
  Leaking Valves / Tanks / Pipes    
L3 Leaking water heater or pipes n / a .64
LT Misaligned Chimney / Ventilation System    
L3 Unsafe chimney - carbon monoxide hazard n / a 1.06
  Missing Pressure Relief Valve    
L3 Missing or does not extend within 18" of floor n / a 1.06
HVAC System CA Un2
  Convection / Radiant Heat Covers Missing / Damaged    
L3 Base board heater or radiator cover missing or damaged 1.9 .40
  General Rust / Corrosion    
L2 Rust / corrosion of HVAC components 1.0 .10
  Inoperable    
L3 Inoperable 7.6 1.60
LT Misaligned Chimney / Ventilation System    
L3 Unsafe chimney - carbon monoxide hazard 7.6 1.60
  Noisy / Vibrating / Leaking    
L1 Abnormal vibrations, noise, or leaks 1.1 .24
Kitchen CA Un2
  Cabinets—Missing / Damaged    
L2 10% to 50% missing or delaminating 1.0 .20
L3 > 50% missing or delaminating 1.9 .40
  Countertops—Missing / Damaged    
L2 20% surface missing / damaged below laminate 1.0 .20
  Dishwasher / Garbage Disposal—Inoperable    
L2 Dishwasher or garbage disposal does not function 1.0 .20
       
  UNITS and COMMON AREAS - continued CA Un2
  Plumbing—Clogged Drains    
L1 Slow drain 1.1 .24
L3 Clogged drain 4.6 .96
  Plumbing—Leaking Faucets / Pipes                  
L1 Leak goes down drain 0.9 .18
L3 Leak goes anywhere else 3.4 .72
  Range Exhaust - Excess Grease / Inop    
L1 Partial clogging by dirt / grease 0.5 .10
L3 Exhaust does not function OR flue completely blocked 1.9 .40
  Range / Stove—Missing / Damaged / Inoperable    
L1 Doors / drawers impeded, flame not distributed, pilot light out 0.9 .18
L2 One burner is not functioning 1.7 .36
L3 Missing OR 2 or more burners / oven inoperable 3.4 .72
  Refrigerator—Missing / Damaged / Inoperable    
L1 Excessive ice OR gasket deteriorated 0.9 .18
L3 Missing OR not cooling adequately 3.4 .72
  Sink—Missing / Damaged    
L1 Discoloration or cracks in 50% of basin 1.9 .40
L3 Sink or hardware missing or inoperable 7.6 1.60
Laundry Area / Room CA Un2
  Dryer Vent     
L3 Vent is missing, damaged, disconnected 3.4 .10
Lighting—Missing / Inoperable           See Electrical Section    
Outlets / Switches                               See Electrical Section    
Patio / Porch / Balcony    
  Baluster / Side Rails Damaged    
L3 Side rails loose, damaged or missing 1.7 .10
Smoke Detector    
  Inoperable    
L3 Inoperable / missing 0.0 .00
Stairs CA Un2
  Broken / Damaged / Missing Steps    
L3 A step is broken or missing 3.4 .10
  Broken / Missing Hand Railing    
L3 Handrail for > 3 stairs is missing, damaged, loose or unusable 3.4 .10
Walls    
  Bulging / Buckling    
L3 Bulging, buckling, sagging 4.6 .26
  Damaged    
L1 Hole to 8.5 x 11" , 3 tiles / panels damaged / missing 0.9 .05
L2 Hole to 8.5 x 11" , > 3 tiles / panels damaged / missing, 1 / 8" crack 1.7 .10
L3 Penetrates next room or 2 walls L2 3.4 .19
  Damaged / Deteriorated Trim    
L1 5% to 10% trim damaged / missing 0.2 .01
L2 10% to 50% trim damaged / missing 0.4 .02
L3 > 50% trim damaged / missing 0.8 .04
  Mold / Mildew / Water Stains / Water Damage    
L1 4" square to 1 square foot mold / water stains / damage 0.5 .03
L3 > 1 square foot mold / water stains / damage 1.9 .11
  Peeling / Needs Paint    
L1 1 to 4 square foot needs paint 0.2 .01
L2 > 4 square foot needs paint 0.4 .02
Windows - see Windows and Doors    

 

  HEALTH AND SAFETY          
Air Quality St Ext Sys CA Un2
  Mold and / or Mildew Observed          
L3 1 square foot or more of mold and / or mildew 4.9   7.8 3.4 0.7
  Propane / Natural Gas / Methane Gas Detected        
L3 Risk of explosion / fire, health risk if inhaled 10.9   17.4 7.6 1.6
  Sewer Odor Detected          
L3 Sewer odors 4.9   7.8 3.4 0.7
Electrical Hazards St Ext Sys CA Un2
LT Exposed Wires / Open Panels          
L3 Any shock hazard not defined by any other defect 10.9 16.1 17.4 7.6 1.6
  Water Leaks On or Near Electrical Equipment          
L3 Water aggravated shock hazard 10.9 16.1 17.4 7.6 1.6
Elevator—Tripping     Systems Only    
  Tripping          
L3 3 / 4" trip at elevator doorway 7.8
Emergency / Fire Exits St Ext Sys CA Un2
LT Blocked / Unusable          
L3 Exit cannot be used, nailed shut, chained, blocked x 16.1 17.4 6.9 1.6
  Missing Exit Signs          
L3 Exit signs missing or not properly illuminated x 7.2 7.8 3.4 0.7
Flammable Materials St Ext Sys CA Un2
Improperly Stored
L3 Flammable materials near source of ignition or volatile materials stored improperly / unsafely 4.9 7.2 7.8 3.4 0.7
Garbage and Debris St Ext Sys CA Un2
  Indoors          
L3 Too much garbage or in wrong area for storage     7.8 3.4 0.7
  Outdoors          
L3 Too much garbage or in wrong area for storage 4.9 7.2 7.8 3.4 0.7
Hazards St Ext Sys CA Un2
  Sharp Edges          
L3 Cutting or stabbing hazard 4.9 7.2 7.8 3.4 0.7
  Tripping          
L3 3 / 4" trip hazard 4.9 0.0 0.0 0.0 0.0
  "OTHER"          
L3 Non defined hazard - FYI, CYA, etc. 0.0 0.0 0.0 0.0 0.0
Infestation St Ext Sys CA Un2
  Insects          
L3 Evidence of infestation by insects 4.9 7.2 7.8 3.4 0.7
  Rats / Mice / Vermin          
L3 Evidence of infestation by rodents 4.9 7.2 7.8 3.4 0.7