REAC INDUSTRY STANDARD REPAIR A GUIDE FOR IRM EMPLOYEES 8/2016

Transcription

1 REAC INDUSTRY STANDARD REPAIR A GUIDE FOR IRM EMPLOYEES 8/2016 1

2 THIS IS THE NOTICE WE WILL WORKING FROM FOR THIS PRESENTATION 2

3 FOUNDATION OF INDUSTRY STANDARD NOTICE 24CFR

4 FOCUS OF THE INDUSTRY STANDARD NOTICE 4

5 DEFINITION OF AN INDUSTRY STANDARD REPAIR 5

6 WHAT DOES THIS MEAN TO IRM? The new requirements outlined in this HUD Inspector s notice have added a new element of subjectivity that has not previously been a part of REAC. The primary underlying concept of the code used by REAC has been its objectivity, and with this change, REAC has given its inspectors the ability to add a new level of subjectivity to inspections. Understanding this distinction is vital to understanding how to perform well on REAC Inspections. 6

7 EXAMPLES 7

8 CAULKING GAPS IN ELECTRICAL BOXES BREAKER PANEL BOXES SHALL HAVE NO FOREIGN MATTER (CAULKING). ANY FOREIGN MATTER OBSERVED IN A BREAKER PANEL BOX WILL BE CITED AS A LEVEL 3 EXIGENT HEALTH AND SAFETY DEFECT! In one instance, it is reported that there was a deduction of 30 POINTS related to this defect!!! It is extremely important that all breaker panels be inspected immediately and the removal of any/all caulking begin so that none will be present on your next REAC inspection. Property Managers are encouraged to monitor the progress of this inspection/removal process and to complete spot checks on actual panels on upcoming site visits. 8

9 PVC DOWNSPOUTS MUST BE THROUGHOUT THE ENTIRE PROPERTY, YOU CAN NOT MIX ALUMINUM AND PVC, IT IS ALL OR NOTHING Justification: The property chose to replace the delicate aluminum downspouts with more dense PVC. The PVC downspouts have been professionally installed and are in complete compliance with all pertinent regulations. The PVC downspouts are working perfectly well, are within industry standards and considered by most contractors as a more suitable material than flimsy aluminum. 9

10 CRACKS IN BRICK OR BLOCK WALLS Click HERE for industry standard repair video 10

11 ANOTHER ACCEPTABLE INDUSTRY STANDARD REPAIR FOR CRACKS IN BRICKS OR BLOCK WALLS 11

12 HOLE IN AN INTERIOR DOOR If the door is hollow wood, use Plastic Wood to fill and sand so the patch is even with the door surface and edges are not discernable. If the door is painted, paint patch and let dry to be sure finished patch cannot be seen. Then repaint door entire door. (This repair is tricky if your doors are stained, not painted ) If the door is the 6-panel textured type, change the door. 12

13 REFRIGERATOR GASKETS A one inch split or tear in the refrigerator gasket that has been repaired is no longer a defect. However, anything other than this will be recorded as a defect. Place petroleum jelly over this repair to smooth the surface over the tape. 13

14 WATER HEATER FLUE TAPE HUD made clear to the REAC inspectors they should evaluate closely any foil tape used on flue pipes as, in the words of HUD officials, "tape is often used to cover gaps in the piping". If the inspector determines the presence of a gap beneath the tape, they are required to record a "Life Threatening - H&S - Misaligned Flue" deficiency. While we don't think REAC inspectors have the right to remove any tape from your flues, we do believe they will pay very close attention - maybe even pushing and poking on the tape attempting to discover a covered gap or void. 14

15 CONCRETE CRACK REPAIRS Click HERE for an industry standard repair video 15

16 OFTEN INSPECTORS RECORD A DEFECT FOR EROSION BECAUSE THE AREA UNDER A TREE OR PATH THAT RESIDENTS USE DOES NOT HAVE GRASS GROWING ON IT. THIS IS NOT CORRECT. EROSION SHALL BE EVALUATED ONLY IF THERE IS EVIDENCE OF DISPLACED SOIL. THESE EXAMPLES ARE NOT EROSION: 16

17 THIS IS EROSION: 17

18 DRYWALL REPAIR SHEETROCK WITH MUD AND/OR TAPE IS THE CORRECT MEANS OF REPAIR. SIMPLY COVERING A HOLE OR DAMAGED DRYWALL WITH PLYWOOD/LAMINATE IS NOT CORRECT. 18

19 THIS IS AN ACCEPTABLE DRYWALL REPAIR (STILL NEEDS TO BE PAINTED) 19

20 UNACCEPTABLE DRYWALL REPAIR 20

21 ACCESS HOLES IN DRYWALL The exception to this rule regarding sheetrock repair is for intentional holes in the sheetrock to allow for access to plumbing, electrical, telephone, etc. These access points shall be covered, secured, and may use alternate materials other than sheetrock to cover the access point. The inspector will require that a sampling of these access point covers be removed to verify the purpose of the cover. 21

22 THE INSPECTOR WILL ENTER NIS, MEANING NOT INDUSTRY STANDARD, IN THE COMMENTS FIELD FOR EACH DEFICIENCY THAT THE INSPECTOR RECORDS DUE TO THE SUBSTANDARD REPAIR. THIS WILL ALLOW REAC TO TRACK WHERE AND HOW MANY TIMES THESE TYPES OF ISSUES OCCUR. THIS IS HOW THESE DEFICIENCIES WILL BE TRACKED. 22

23 APPEALS WILL LIKELY INCREASE DUE TO THIS CHANGE The Director(s) of Facilities and/or Regional Property Managers may use the Technical Review/Database Adjustment process to appeal deficiencies cited, in which industry standard repairs were made, if IRM believes the deficiency should not have been recorded. 23

24 THESE APPEALS MUST INCLUDE The REAC Form 1. Signed letter from licensed company stating the issue in question meets industry standards 2. Dated pictures/video of issue in question 24

25 STAY TUNED. We believe much more information and clarification to come from this change. Please direct questions to your RPM or the Director of Facilities for your area. 25