1. Preparing For A REAC Inspection Presented by: Patrick Ortiz Lead Housing Programs Analyst New Mexico Mortgage Finance Authority portiz@housingnm.org (505) 767-2263

2. PURPOSE To provide helpful inspection preparation information that a property can use to effectively prepare for a REAC inspection using its own staff Answer any questions you may have regarding REAC inspections Provide new guidance from HUD and protocol clarifications Items to have ready to expedite inspection

3. PREPARATION Prior to the REAC inspection date the property should conduct a complete (100%) inspection of the property and should include the 5 inspectable areas: 1.Site 2.Building Exterior 3.Common Areas 4.Building Systems 5.Units

4. PREPARATION The inspection can be completed using software or manually on paper. HUD does provide an inspection software on their REAC website. When conducting the inspection keep in mind that if an inspectable item exists it must function as designed by the manufacturer. The REAC inspection is a hands-on inspection. Whether the staff or a contractor conducts the inspection, they must physically test the function of the item.

5. SITE Site is the area surrounding the building(s) of a property. It can be inspected at any time during the inspection. Fencing and Gates Grounds Mailboxes/Project Signs Market Appeal Parking Lots/Driveways/Roads Play Areas and Equipment Refuse Disposal Retaining walls Storm Drainage Walkways/Steps

6. BUILDING EXTERIOR Building exterior area encompasses all of the outside surfaces of a building. Accessible Entrances based on the Fair Housing and Equal Opportunity (FHEO) Standards Doors Fire Escapes Foundations Lighting Roofs Walls Windows

7. BUILDING SYSTEMS A building system is any system that services more than one area of a building. Domestic Water Electrical System Elevators Emergency Power Exhaust System Fire Protection HVAC Sanitary System

8. COMMON AREAS The common areas are areas within each building that are used by more than one resident or by the property administration. Basement/Garage/Carport Closet/utility/Mechanical Community Room Halls/Corridors/Stairs Kitchen Laundry room Storage Trash collection area Lobby Office Patio/Porch/Balcony Pools and Related structures Restrooms

9. DWELLING UNITS A dwelling unit is the individual unit in which a resident lives. This can be anything from an efficiency apartment to a single family home. Bathroom items Call-for-aid Ceilings Doors Electrical system Floors HVAC system Kitchen items Lighting

10. DWELLING UNITS CONTINUED Outlets/switches Smoke detectors Stairs Walls Water heater Windows Dryer vents

11. HEALTH & SAFETY HAZARDS A Health and Safety Hazard is a specific deficiency that creates a danger to the health and safety of the residents or property staff. A Health and Safety Hazard can be found in any of the 5 inspectable areas and items include: Air Quality (Mold/Mildew) Electrical Hazards Elevator Emergency and Fire Exits Flammable Materials Garbage and Debris Hazards Infestations Expired Fire Extinguishers Smoke detectors, inoperative or missing Missing or misaligned chimney

12. INFORMATION TO HAVE DAY OF INSPECTION Certificates (if applicable): Fire alarm, Building Sprinkler System, Elevator and Lead Based Paint Report and Disclosure if the property has a building built prior to 1978. Area Measures: Parking Lots/Driveways/Roads (square footage) and Walkways/Steps (square footage) Rent Roll: Should be current for the day of inspection and must contain all occupied units, vacant units and non-revenue units. Site map: This enables the inspector to navigate the property in a more efficient manner.

13. POINTS TO REMEMBER You should not schedule the maintenance or service of any of the inspectable items the day of the inspection. If staff or contractors have work in progress or have recently completed work that required removal of panel covers exposing electrical wiring/connections, outlet/switch plate covers, etc. you will need to make sure these items have been properly installed. Carry a notepad and camera with you during the inspection to document the various findings. The staff is required to provide the inspector access to all inspectable areas within the sample units and building common areas.

14. ITEMS ALLOWED TO DO DURING INSPECTION In a unit or common area you may install a light bulb to demonstrate that a fixture functions properly, if so, it is not a defect. If a pilot is out on two or more burners, you may light the pilot and test the burners. If they both function, a level 1 deficiency is recorded in lieu of a level 3. If the exhaust fan in the bathroom has been unplugged you may plug the exhaust fan in and if it functions properly there is no deficiency recorded.

15. SUPPLEMENTAL GUIDANCE Compilation Bulletin http://portal.hud.gov/hudportal/HUD?src=/program_offices/public_i ndian_housing/reac/products/pass/pass_bulletin http://portal.hud.gov/hudportal/HUD?src=/program_offices/public_i ndian_housing/reac/products/pass/pass_bulletin Top 25 deficiencies lists Inspector Notices and User Guides http://portal.hud.gov/hudportal/HUD?src=/program_offices/public_i ndian_housing/reac/products/pass/pass_doc http://portal.hud.gov/hudportal/HUD?src=/program_offices/public_i ndian_housing/reac/products/pass/pass_doc HUD website www.hud.gov

16. Questions???