The REAC Guru Bulletin Board

Countertops: if citing the countertops in a unit for missing/damage but the guide shows it would
need to reflect 20% surface missing / damaged below laminate with a .20 value, is there ever a time
that a unit inspector would cite countertops with say burn marks that could cause the laminate to
bubble or lift from the material under the laminate?

Not unless at least 20% of the countertop is damaged below the laminate - but I guess you could have burns that cause 20% of the laminate to lift up or bubble. In that unlikely circumstance, maybe we could cite this.

See this web page: http://reacguru.com/upcs/units/index.htm#Countertops

So, the inspector should not cite a defect unless at least 20% of the countertop shows damage below the laminate.

It might happen, but it’s wrong if the inspector does so. The written standard says that there should be 20% of the countertop damaged below the surface. Do realize, however, when you are doing internal maintenance inspections, you are welcome to cite a countertop defect if you believe it is appropriate – but you can expect a REAC inspector to cite it when 20% is damaged below the surface. And that, frankly, is a very liberal standard. “Below the laminate literally means you are seeing the particle board beneath the laminate. The countertop has to be pretty much trashed.