Silver Oaks REAC Inspection Report May 2022

U.S.
Department of Housing and Urban Development

Washington, DC 20410-0100
08/22/2022
REAL ESTATE ASSESSMENT CENTER
713096 / 800234287
SILVER OAKS APTS

4200 Troy Ct
TAMPA, FL 33610 -4635
Dear Owner:
This letter transmits by electronic file the most recent physical inspection summary report for your property.
This inspection was performed by an inspector certified by HUD in the use of the inspection protocol and was
performed pursuant to HUD regulations at 24 CFR Part 5 and Part 200. These regulations may be viewed on the
REAC website at http://www.hud.gov/offices/reac. This site provides information about REAC and the physical
inspection process and allows you to download a free copy of the inspection software and view deficiency
definitions. Also enclosed is a short description of the elements of the report to assist you in interpretation.
If the inspector noted any exigent health and safety (EH&S) deficiencies at the time of the inspection, you or
your representative received a report listing those deficiencies. You are required to correct all EH&S deficiencies
at your property, not only those deficiencies noted by the inspector. You must repair or mitigate all EH&S items
immediately, and you must file a written report with the local field office using your letterhead, certifying to the
repairs or mitigation of the EH&S items within three (3) business days of the date of the inspection. The attached
certification language must be included in your statement of completion. If your property is assigned to a
Performance-Based Contract Administrator (PB-CA), your certification should be sent to the PB-CA and not to
the local HUD office. If the loan is under the 232 program, your certification should be sent to the Account
Executive with the Office of Healthcare Programs (OHP). Do not send your report to REAC.
If your property received a score from 31 to 59, the inspection has been referred to the Multifamily Hub or
local OHP that has jurisdiction over the property for possible enforcement action. A physical Inspection score
below 60 indicates that the owner may not be fulfilling his/her contractual obligations to HUD and that the
residents may not be receiving the quality of housing to which they are entitled. Accordingly, HUD will determine
whether or not it must proceed to take enforcement action as authorized by existing statutes, regulations,
contracts or other business documents. HUD may suspend the administrative procedure described in 24 CFR
200 Subpart P when HUD determines it necessary to protect HUD's financial interests and to protect the
residents as provided by 24 CFR 200.857(i)(4).
You will be contacted by the Hub, Program Center or OHP to set up a meeting or discussion on the
compliance needs of your property. However, you should not delay the commencement of repairs to your
property pending such a meeting. You should complete a survey of the physical needs of your entire property.
While this physical inspection report may provide baseline information, be advised that all property repair needs
must be corrected. This survey should be provided to the Program Center or Hub that has jurisdiction over your
property upon your prompt completion.
If the mortgage on the property is insured by HUD/FHA, please provide copies of all correspondence
regarding this inspection to your mortgagee.
Thank you for your cooperation.
Sincerely,
SAMUEL TUFFOUR
PROGRAM MANAGER, PHYSICAL ASSESSMENT
SUBSYSTEM
Real Estate Assessment Center
Enclosures
Inspection Summary Report (POA) for Inspection #713096
Inspection Snapshot
Inspection ID: 713096 Inspection Time: 08:50 AM - 03:10 PM

Inspection Start Inspection End
Date: 05/24/2022 Date: 05/25/2022
Property ID: 800234287 Property Type: Multifamily
Property Name: SILVER OAKS APTS
Inspection State: Successful Score: 57c*
Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 1 of 59

Report template version: 04/15/2011 Note: The report generation date/time does not reflect the inspection release date/time.
Property Profile
Property Name: SILVER OAKS APTS

Scattered Site? No Multiple Site? No
Address Line 1: 4200 Troy Ct
Address Line 2:
City: TAMPA State: FL
ZIP: 33610 Extension: 4635
Phone: (813) 626-9337 Extension:
Fax: (813) 664-0190 Email: silveroak@cmiweb.net
Building Units
Type Expected Actual Sampled Expected Actual Sampled
Residential 10 12 12 200 200 24
Common 0 1 1 - - -
Total 10 13 13 200 200 24
Occupancy Information
No. of Occupied Units Occupancy Rate Inspect Vacant Units
185 93 No
Bed Bugs Information

# of Buildings with Bed # of Units with Bed
Bed Bugs Reported Bugs Bugs Bed Bug Comments
No 0 0 N/A
Comments No Covid Units reported, verified no HUD loan.

Participant Profile
Management Agent [Primary Contact / Present During Inspection]

Name (F, MI, L): Bruce Williams
Organization: Cambridge Management Inc
Address Line 1: 1916 64th ave
Address Line 2:
City: Tacoma State: WA
ZIP: 98466 Extension:
Fax: Email: bwilliams@cmiweb.net
Owner [Not Present During Inspection]
Name (F, MI, L): Sue Baker
Organization: Cambridge Management Inc.
Address Line 1: 1916 64th Avenue West
Address Line 2:
City: Tacoma State: WA
Fax: Email: sue@vaughnbay.net
Site Manager [Present During Inspection]
Name (F, MI, L): Brittany James
Organization: Silver Oaks
Address Line 1: 4200 Kenneth Court
Address Line 2:
City: Tampa State: FL
Fax: (813) 664-0190 Email: SilverOak@cmiweb.net
Other [Present During Inspection]
Name (F, MI, L): Emerson Solis
Organization: Cambridge Management Inc
Address Line 1: 4200 Kenneth Court
Address Line 2:
Fax: (813) 664-0190 Email: SilverOak@cmiweb.net

Score Summary
Possible Deductions(Excluding Pre H&S H&S

Area Final Points
Points H&S) Points Deductions
Site 19.73 0.00 19.73 7.50 12.23
Building Exterior 17.99 0.67 17.32 0.00 17.32
Building Systems 16.84 0.11 16.73 0.81 15.92
Common Area 2.88 0.18 2.70 0.81 1.90
Unit 42.55 13.11 29.44 19.33 10.11
Total 100.00 14.07 85.93 28.44 57.48
Score Version: 2 Score Date: 08/22/2022 Final Score: 57c*
Score History
Inspection Id Inspection Date Pre H&S Points Final Score

713096 05/24/2022 85.93 57.48c*

Health & Safety Summary
Site Buildings Units Total Health and Safety Narrative

1 site, 13 buildings and 24 units were inspected.
Non-Life Threatening (NLT)
Actual 0 2 39 41 70 health and safety deficiencies(HSD) were
observed.
Projected 0 2 325 327
Percentage Inspected:
Life Threatening (LT)
Site (PIS): 100%
Actual 1 5 13 19 Building (PIB): 100%
Unit (PIU): 12%
Smoke Detectors (SD) Projected HSD:
Site = (Actual HSDS) / PIS
Actual 0 0 10 10
Building = (Actual HSDB) / PIB
Projected 0 0 83 83 Unit = (Actual HSDU) / PIU
Overall If all buildings and units were inspected, it is
Actual 1 7 62 70 projected that a total of 525 health and safety
deficiencies would apply to the property.

Systemic Deficiencies
B/U with Total

Type Area Item Deficiency
defects B/U %
Capital Unit Kitchen Items Unit - Refrigerator - Missing/Damaged/ 13 24 54
Inoperable (Kitchen)
Capital Unit Bathroom Items Unit - Lavatory Sink - Damaged/Missing 10 24 42
(Bathroom)
Ordinary Site Electrical Hazards HS - Exposed Wires/Open Panels 1 1 100
(Electrical Hazards)
Ordinary Site Hazards HS - Lead Hazard Report 1 1 100
Ordinary Unit Doors Unit - Damaged Hardware/Locks 9 24 38
(Doors)
Ordinary Unit Windows Unit - Inoperable/Not Lockable 13 24 54
(Windows)
Ordinary Unit Windows Unit - Damaged/Missing Screens 19 24 79
(Windows)
Ordinary Unit Smoke Detector Unit - Missing/Inoperable (Smoke 8 24 33
Detector)
Ordinary Unit Emergency/Fire Exits HS - Emergency/Fire Exits Blocked/ 11 24 46
Unusable (Emergency/Fire Exits)
Ordinary Unit Infestation HS - Insects /roaches (Infestation) 14 24 58
Note:
B/U - Indicates Buildings or Units
BE - Indicates Building Exterior
BS - Indicates Building Systems
CA - Indicates Common Areas
Capital items are repairs that generally require large cash outlays. (Items such as new roofs and new appliances)
Ordinary items are repairs that require smaller cash outlays. (Items such as light fixtures, fire extinguishers and smoke detectors)

Building/Unit Summary
Entity Expected Actual # Inspected # Reported Uninspectable

Building 10 13 13 4
Unit 200 200 24 3
Building 1 - A-5711- 101-307 [ Excluded not in Universe , Added by Mistake ]

Address Line 2: odd numbers
Zip: 33610 Extension: ____
Actual Unit
Type Constructed In Floors Expected Unit Count
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Flat Roof Roof Access
Monoxide source
No No
Comments:
Building 2 - B-4220- 101-307 [ Excluded not in Universe , Added by Mistake ]
Address Line 1: 4220 Patsy Ct

Address Line 2: Odd numbers
Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Monoxide source
No No
Comments:
Building 3 - C-4210- 101--307 [ Excluded not in Universe , Added by Mistake ]
Address Line 1: 4210 Faye Ct


Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Monoxide source
No No
Comments:
Building 4 - D-5715-101-309 [ Excluded not in Universe , Added by Mistake ]
Address Line 1: 5715 Stevens Ct

Actual Unit
Count
Walkup/Multifamily
1973 3 15 15
Apts
Building has Carbon

Monoxide source
No No
Comments:
Building 5 - E-4201-101-309 [ Sample , Inspected ]
Address Line 1: 4201 Kenneth Ct

Address Line 2: Odd
Actual Unit
Count
Walkup/Multifamily
1973 3 15 15
Apts
Flat Roof Roof Access Building has Carbon

Monoxide source
Yes No No
Comments:
CO
UnInspected Detector CO Detector
Unit # # Bedrooms Occupied? Reason? Present Status
(b) (6)
2 Bedrooms No Vacant No
(b) (6)
2 Bedrooms Yes No
(b) (6)
2 Bedrooms Yes No
Building 6 - F-4203- 101-307 [ Sample , Inspected ]

Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
2 Bedrooms Yes No
(b) (6)
2 Bedrooms Yes No
Building 7 - G-5502 101-307 [ Sample , Inspected ]
Address Line 1: 5502 N 43rd St

Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
1 Bedroom No Vacant No
(b) (6)
2 Bedrooms Yes No
Building 8 - H-4205- 101-307 [ Sample , Inspected ]

Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
3 Bedrooms Yes No N/A
Building 9 - Office [ Sample , Inspected ]

Address Line 2:

Actual Unit
Count
Non Dwelling
1973 1 0 0
Structure
Building has Carbon

Monoxide source
No No
Comments:
Building 10 - 4201 102-310 [ Sample , Inspected ]

Address Line 2: even numbers
Actual Unit
Count
Walkup/Multifamily
1973 3 15 15
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
2 Bedrooms Yes No

Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts

Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
2 Bedrooms Yes No
(b) (6)
2 Bedrooms Yes Other Hazard No

Address Line 2: Even numbers
Actual Unit
Count
Walkup/Multifamily
1973 3 10 10
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
2 Bedrooms Yes No
Address Line 1: 4210 Faye Ct

Actual Unit
Count
Walkup/Multifamily 1973 3 12 24
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
(b) (6)
2 Bedrooms Yes No
(b) (6)
2 Bedrooms Yes No

Address Line 2: Odd
Actual Unit
Count
Walkup/Multifamily
1973 3 11 23
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
(b) (6)
2 Bedrooms Yes No
(b) (6)



Actual Unit
Count
Walkup/Multifamily
1973 3 12 12
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
3 Bedrooms Yes No
(b) (6)
3 Bedrooms Yes No

Actual Unit
Count
Walkup/Multifamily
1973 3 11 23
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
2 Bedrooms Yes No
(b) (6)
2 Bedrooms Yes No
(b) (6)
2 Bedrooms Yes No

Building 17 - 5715-101--310 [ Sample , Inspected ]
Address Line 1: 5715 Stevens Ct

Actual Unit
Count
Walkup/Multifamily
1973 3 14 30
Apts
Building has Carbon

Monoxide source
Yes No No
Comments:
CO
(b) (6)
2 Bedrooms Yes No
(b) (6)
1 Bedroom Yes No
(b) (6)
3 Bedrooms Yes No
(b) (6)

Certificates
Certificate Item Certificate State

Boilers NA - This certificate is not applicable for this property
Elevators NA - This certificate is not applicable for this property
Fire Alarms No - This certificate cannot be provided or is expired
Lead-Based Paint Disclosure Forms Yes - This certificate is provided or is not expired
Lead-Based Paint Inspection Reports No - This certificate cannot be provided or is expired
Sprinkler Systems NA - This certificate is not applicable for this property

Score Details
Note: The inspection software allows for the recording of the same deficiency as many times as it occurs. However, it is only scored once.
The number within the parenthesis after the Deficiency indicates the number of observations for this inspectable area. For example; "Site -
Spalling (Walkway / Steps) (4)" indicates the deficiency was observed and recorded 4 times under Site. Each individual observation can be
found in the Deficiency Details section of this report.
Points Points
Item Deficiency Severity
Deducted Received
Site - SILVER OAKS APTS - Site(0) [Possible Points : 19.73]

Non-Health And Safety Deficiencies
Hazards HS - Lead Hazard Report Level 3 0.00
Health And Safety Deficiencies
Electrical Hazards HS - Exposed Wires/Open Panels (Electrical Level 3 7.50
Hazards) (LT )
7.50 12.23
Building 5 - E-4201-101-309 - Unit (b) (6) [Possible Points : 1.80]

Bathroom Items Unit - Lavatory Sink - Damaged/Missing (Bathroom) Level 1 0.16
Kitchen Items Unit - Refrigerator - Missing/Damaged/Inoperable Level 1 0.16
(Kitchen)
Smoke Detector Unit - Missing/Inoperable (Smoke Detector) (SD ) Level 3 0.00
0.32 1.48
Building 5 - E-4201-101-309 - Unit (b) (6) [Possible Points : 1.80]

Doors Unit - Damaged Hardware/Locks (Doors) (2) Level 3 0.19
Water Heater Unit - Leaking Valves/Tanks/Pipes (Hot Water Level 3 0.58
Heater)
Windows Unit - Damaged/Missing Screens (Windows) Level 1 0.03
Windows Unit - Inoperable/Not Lockable (Windows) Level 1 0.05
0.85 0.96
Building 6 - F-4203- 101-307 - Unit (b) (6)* [Possible Points : 1.77]


Points Points
Deducted Received

Emergency/Fire HS - Emergency/Fire Exits Blocked/Unusable Level 3 1.44
Exits (Emergency/Fire Exits) (2) (LT )
Infestation HS - Insects / roaches (Infestation) (NLT ) Level 3 0.65
Windows Unit - Inoperable/Not Lockable (Windows) (NLT ) Level 3 0.19
* The point deductions for this sub-area exceed the number of possible points. The points received cannot be negative so it is set to zero. 2.31 0.00
Building 6 - F-4203- 101-307 - Unit (b) (6) [Possible Points : 1.77]

Kitchen Items Unit - Plumbing - Leaking Faucet/Pipes (Kitchen) Level 1 0.16
(Kitchen)
Walls Unit - Damaged (Walls) Level 2 0.09
1.22 0.55
Building 7 - G-5502 101-307 - Unit (b) (6) [Possible Points : 1.80]

Ceiling Unit - Mold/Mildew/Water Stains/Water Damage Level 1 0.02
(Ceiling)
(Kitchen)
Windows Unit - Damaged/Missing Screens (Windows) (3) Level 1 0.03
1.02 0.78
Building 8 - H-4205- 101-307 - Unit (b) (6) [Possible Points : 1.77]


Points Points
Deducted Received
Doors Unit - Deteriorated/Missing Seals (Entry Only) Level 3 0.26

(Doors)
(Kitchen)
Outlets/Switches Unit - Missing/Broken Cover Plates Level 1 0.04
(Outlets/Switches)
1.35 0.42
Building 9 - Office - Building Systems [Possible Points : 0.68]

Emergency Power BS- Auxiliary Lighting Inoperable (Emergency Level 3 0.11
Power)
0.11 0.58
Building 10 - 4201 102-310 - Common Areas* [Possible Points : 0.08]

Emergency/Fire HS - Missing Exit Signs (Emergency/Fire Exits) (NLT Level 3 0.34
Exits )
Building 10 - 4201 102-310 - Unit (b) (6)* [Possible Points : 1.77]

(Kitchen)
Exits (Emergency/Fire Exits) (LT )
Windows Unit - Inoperable/Not Lockable (Windows) (2) (NLT ) Level 3 0.19

Points Points
Deducted Received
Building 11 - 4203 102-308 - Unit (b) (6) [Possible Points : 1.77]

Bathroom Items Unit - Plumbing Leaking Faucet/Pipes (Bathroom) Level 1 0.22
Doors Unit - Damaged Hardware/Locks (Doors) Level 2 0.10
(Outlets/Switches)
0.38 1.38
Building 12 - 4205 102-308 - Building Systems* [Possible Points : 0.81]

Electrical System BS- Missing Breakers/Fuses (Electrical System) (LT Level 3 0.98
)

Ceiling CA - Peeling/Needs Paint (Ceiling) Level 1 0.01
Doors CA - Damaged Surface (Holes/Paint/Rust/Glass) Level 3 0.17
(Doors)
Hazards) (2) (LT )

0.24 1.56


Points Points
Deducted Received

Hazards) (LT )
Emergency/Fire HS - Missing Exit Signs (Emergency/Fire Exits) (NLT Level 3 0.34
Exits )

Windows Unit- Missing/Deteriorated Caulking/Seals/Glazing Level 3 0.43
Compound (Windows) (2)
0.86 0.90

(Kitchen)

(Kitchen)

Points Points
Deducted Received

Kitchen Items Unit - Cabinets - Missing/Damaged (Kitchen) (NLT ) Level 3 0.36
1.24 0.52
Building 14 - 4220 101-308 - Building Exterior [Possible Points : 2.18]

Walls BE- Stained/Peeling/Needs Paint (Walls) Level 1 0.18
0.18 1.99

Ceiling CA - Peeling/Needs Paint (Ceiling) Level 1 0.02
Walls CA - Peeling/Needs Paint (Walls) Level 1 0.01
Hazards) (LT )

Kitchen Items Unit - Dishwasher/Garbage Disposal - Inoperable Level 2 0.18
(Kitchen)
Kitchen Items Unit - Range/Stove- Missing/Damaged/Inoperable Level 2 0.32
(Kitchen) (2)
(Kitchen)
Kitchen Items Unit - Plumbing - Clogged Drains (Kitchen) (NLT ) Level 3 0.86
Points Points
Deducted Received

Bathroom Items Unit - Bathroom Cabinets - Damaged/Missing Level 1 0.09
(Bathroom)
(Outlets/Switches)
Water Heater Unit - General Rust/Corrosion (Hot Water Heater) Level 2 0.22
0.88 0.88


(Doors)
(Kitchen)

Points Points
Deducted Received

Bathroom Items Unit - Shower/Tub - Damaged/Missing (Bathroom) Level 3 0.86
(NLT )

Doors Unit - Damaged Frames/Threshold/Lintels/Trim Level 3 0.11
(Doors) (NLT )
1.77 0.04
Building 16 - 5711 101-308 - Building Exterior [Possible Points : 2.18]

Walls BE- Missing Pieces/Holes/Spalling (Walls) Level 2 0.49
0.49 1.69

Lighting Unit - Missing/Inoperable Fixture (Lighting) Level 2 0.06
(Outlets/Switches)
Points Points
Deducted Received

(NLT )
Electrical System Unit - GFI - Inoperable (Electrical System) (NLT ) Level 3 0.96
Smoke Detector Unit - Missing/Inoperable (Smoke Detector) (2) (SD ) Level 3 0.00

Doors Unit - Damaged Surface (Holes/Paint/Rust/Glass) Level 3 0.19
(Doors)
(NLT )

Kitchen Items Unit - Dishwasher/Garbage Disposal - Inoperable Level 2 0.18
(Kitchen)
Kitchen Items Unit - Range/Stove- Missing/Damaged/Inoperable Level 3 0.65
(Kitchen)
Kitchen Items Unit - Sink - Missing/Damaged (Kitchen) Level 3 1.44
Lighting Unit - Missing/Inoperable Fixture (Lighting) Level 2 0.06

Points Points
Deducted Received
(NLT )
Bathroom Items Unit - Water Closet/Toilet- Level 3 1.44
Damaged/Clogged/Missing (Bathroom) (NLT )
Exits (Emergency/Fire Exits) (2) (LT )
(Kitchen) (NLT )
Building 17 - 5715-101--310 - Unit (b) (6)* [Possible Points : 1.77]

Bathroom Items Unit - Bathroom Cabinets - Damaged/Missing Level 1 0.09
(Bathroom)
Bathroom Items Unit - Water Closet/Toilet- Level 2 0.72
Damaged/Clogged/Missing (Bathroom)
(Kitchen)
Walls Unit - Damaged (Walls) Level 2 0.09
Bathroom Items Unit - Plumbing - Clogged Drains (Bathroom) (NLT ) Level 3 1.44
Smoke Detector Unit - Missing/Inoperable (Smoke Detector) (2) (SD ) Level 3 0.00
Building 17 - 5715-101--310 - Unit (b) (6) [Possible Points : 1.77]

(Kitchen) (NLT )
1.32 0.44

Points Points
Deducted Received
Building 17 - 5715-101--310 - Unit (b) (6)* [Possible Points : 1.77]

(Kitchen)
(NLT )
Electrical System Unit - GFI - Inoperable (Electrical System) (NLT ) Level 3 0.96
Building 17 - 5715-101--310 - Unit (b) (6) [Possible Points : 1.77]

Doors Unit - Damaged Surface (Holes/Paint/Rust/Glass) Level 3 0.19
(Doors)
(Doors)
Doors Unit - Missing Door (Doors) Level 1 0.11
Walls Unit - Damaged (Walls) (3) Level 1 0.04
Windows Unit- Missing/Deteriorated Caulking/Seals/Glazing Level 3 0.43
Compound (Windows)
1.56 0.21

Deficiency Details
Item Location/Comments Deficiency/Severity Decisions
Site - SILVER OAKS APTS - Site(0)

Hazards Capture Lead Base Paint HS - Lead Hazard Report - - Lead Hazard Report
Report L3
Electrical Hazards missing internal cover on HS - Exposed Wires/Open - Exposed bare wires
compactor breaker box Panels (Electrical Hazards) - The exposed bare wires
(LT) - L3 ARE capped BUT NOT
enclosed in a secured
electrical box OR ARE NOT
capped
Building 5 - E-4201-101-309[Sample,Inspected] - Building Exterior

None
Building 5 - E-4201-101-309[Sample,Inspected] - Building Systems

None
Building 5 - E-4201-101-309[Sample,Inspected] - Common Areas

None
Building 5 - E-4201-101-309[Sample,Inspected] - Unit (b) (6)

Bathroom Items Bathroom Unit - Lavatory Sink - - Bathroom Sink
missing Damaged/Missing - A stopper is missing (only if
(Bathroom) - L1 there is no stopper in the
visible area)
Kitchen Items Kitchen Unit - Refrigerator - Missing - Refrigerator
bottom /Damaged/Inoperable - Door seals are deteriorated
(Kitchen) - L1
Smoke Detector Hallway Unit - Missing/Inoperable - Inoperable
inop (Smoke Detector) (SD) - L3 - There is NOT another
functioning smoke detector
on same level.


(b) (6)
Building 5 - E-4201-101-309[Sample,Inspected] - Unit
Doors Bathroom Unit - Damaged Hardware/ - Bathroom Door
not latching Locks (Doors) - L3 - Hardware is damaged or
missing
- Door does not function as it
should (it does not properly
latch).
Doors Bedroom Unit - Damaged Hardware/ - All Other Doors (includes
bed 1 not latching Locks (Doors) - L2 closet or other interior
doors)
- Hardware is damaged or
missing
- Other interior door does not
function as it should or
cannot be locked.
Water Heater Storage Unit - Leaking Valves/Tanks - Water is leaking from any
cold water pipe on water /Pipes (Hot Water Heater) - water system component,
heater leaking L3 hose bibs.
- This condition DOES NOT
RESULT in a Health and
Safety concern.
Windows Living Area Unit - Damaged/Missing - Screens
left window Screens (Windows) - L1 - One or more screens in a
unit are punctured, torn or
otherwise damaged or
missing
Windows Bedroom Unit - Inoperable/Not - Lock/Operability
bed 2 left window stuck Lockable (Windows) - L1 - Window cannot be opened
or will not stay open (If the
window is designed to do
so.)
- Window is on 3rd floor or
below
- There IS another operable
window in the same floor
area.
Safety concern.


Building 6 - F-4203- 101-307[Sample,Inspected] - Building Exterior
None
Building 6 - F-4203- 101-307[Sample,Inspected] - Building Systems

None
Building 6 - F-4203- 101-307[Sample,Inspected] - Common Areas

None
Building 6 - F-4203- 101-307[Sample,Inspected] - Unit (b) (6)

missing Screens (Windows) - L1 - One or more screens in a
missing
Emergency/Fire Exits Bedroom HS - Emergency/Fire Exits - Emergency/Fire Exits
lock reversed on ac Blocked/Unusable (applies only on third or
closet room for person to (Emergency/Fire Exits) (LT) lower floors)
enter primary means - L3 - Blocked
- Blocked Door
bed 2 window not Blocked/Unusable (applies only on third or
opening 2nd means (Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Inoperable Window
Infestation Kitchen HS - Insects /roaches - Evidence of roaches
kitchen (Infestation) (NLT) - L3 - Multiple live roaches
observed
bed 2 cant open Lockable (Windows) (NLT) - Window cannot be opened
- L3 or will not stay open (If the
so.)
below
- There is NOT another
operable window in the
same floor area.

- This condition MAY
Safety concern
Building 6 - F-4203- 101-307[Sample,Inspected] - Unit (b) (6)

visible area)
Kitchen Items Kitchen Unit - Plumbing - Leaking - Kitchen Sink
handle leaking Faucet/Pipes (Kitchen) - L1 - There is a leak
- There is a leak or drip, but it
is contained by the sink
basin
(Kitchen) - L1
Walls Bedroom Unit - Damaged (Walls) - - Hole(s)
around tub L2 - Larger than a sheet of
paper, but you cannot see
through the hole
- ONE wall is affected.
observed
Smoke Detector Bedroom Unit - Missing/Inoperable - Missing
bed 2 (Smoke Detector) (SD) - L3 - There is NOT another
on same level.
Building 7 - G-5502 101-307[Sample,Inspected] - Building Exterior

None
Building 7 - G-5502 101-307[Sample,Inspected] - Building Systems

None
Building 7 - G-5502 101-307[Sample,Inspected] - Common Areas


None
Building 7 - G-5502 101-307[Sample,Inspected] - Unit (b) (6)

visible area)
Ceiling Bathroom Unit - Mold/Mildew/Water - Mold or Mildew (for
over tub Stains/Water Damage example, a darkened area)
(Ceiling) - L1 or Water Stains or Water
Damage (for example
evidence of water
infiltration)
- 4 square inches to 1 square
foot and you may or may not
see water
(Kitchen) - L1
missing
Windows Bedroom Unit - Damaged/Missing - Screens
bed 1 missing Screens (Windows) - L1 - One or more screens in a
missing
Windows Dining Area Unit - Damaged/Missing - Screens
missing
Infestation Laundry Area HS - Insects /roaches - Evidence of roaches
(Infestation) (NLT) - L3 - Multiple live roaches
observed


Building 8 - H-4205- 101-307[Sample,Inspected] - Building Exterior
None
Building 8 - H-4205- 101-307[Sample,Inspected] - Building Systems

None
Building 8 - H-4205- 101-307[Sample,Inspected] - Common Areas

None
Building 8 - H-4205- 101-307[Sample,Inspected] - Unit (b) (6)

visible area)
Doors Living Area Unit - Deteriorated/Missing - Entry Door to Unit
Seals (Entry Only) (Doors) - Seals/caulking is missing or
- L3 deteriorated to the point the
door is not weather-resistant
(if designed to have seals)
(Kitchen) - L1
Outlets/Switches Bedroom Unit - Missing/Broken Cover - Cover plate missing or
bed 1 Plates (Outlets/Switches) - broken
L1 - The electrical connections/
wires are NOT exposed.
missing
bed 2 Screens (Windows) - L1 - One or more screens in a
missing


missing
Windows Living Area Unit - Inoperable/Not - Lock/Operability
right window not staying Lockable (Windows) - L1 - Window cannot be opened
raised or will not stay open (If the
so.)
below
area.
Safety concern.
cabinets (Infestation) (NLT) - L3 - Multiple live roaches
observed
Building 9 - Office[Sample,Inspected] - Building Exterior

None
Building 9 - Office[Sample,Inspected] - Building Systems

Emergency Power Floor 1 BS- Auxiliary Lighting - Auxiliary lighting does not
key room Inoperable (Emergency function
Power) - L3
Building 9 - Office[Sample,Inspected] - Common Areas

None
Building 10 - 4201 102-310[Sample,Inspected] - Building Exterior

None
Building 10 - 4201 102-310[Sample,Inspected] - Building Systems

None
Building 10 - 4201 102-310[Sample,Inspected] - Common Areas


Emergency/Fire Exits Floor 2 HS - Missing Exit Signs - Exit Signs
next to (b) (6) (Emergency/Fire Exits) - No adjacent or other internal
(NLT) - L3 /external illumination on or
near the sign
Building 10 - 4201 102-310[Sample,Inspected] - Unit (b) (6)

visible area)
(Kitchen) - L1
Windows Kitchen Unit - Damaged/Missing - Screens
missing
right window not staying Lockable (Windows) - L1 - Window cannot be opened
raised or will not stay open (If the
so.)
below
area.
Safety concern.
missing


bed 1 window not staying Blocked/Unusable (applies only on third or
raised 2nd means (Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Inoperable Window
Infestation Bathroom HS - Insects /roaches - Evidence of roaches
bathroom (Infestation) (NLT) - L3 - Multiple live roaches
observed
bed 1 Lockable (Windows) (NLT) - Window cannot be opened
so.)
below
same floor area.
Safety concern

None

None

None

Bathroom Items Bathroom Unit - Plumbing Leaking - Shower or Tub (Unit)
shower head Faucet/Pipes (Bathroom) - - There is a leak
L1 - There is a leak or drip, but it
is contained by the shower
or tub basin
bed 2 Locks (Doors) - L2 closet or other interior


doors)
missing
cannot be locked.
Outlets/Switches Bathroom Unit - Missing/Broken Cover - Cover plate missing or
bathroom Plates (Outlets/Switches) - broken
missing
missing
missing

None

Electrical System Floor 1 BS- Missing Breakers/ - Breaker/fuse missing, or
maint shop bathroom Fuses (Electrical System) open port not properly
missing breakers (LT) - L3 blanked off

Closet/Utility/ Floor 1 CA - Damaged Surface - All Other Doors (includes
Mechanical maint shop (Holes/Paint/Rust/Glass)

(Doors) - L3 closet or other interior
doors)
- Surface is damaged
- Door has holes.
- Greater than 1 inch
Safety concern.
Closet/Utility/ Floor 1 CA - Peeling/Needs Paint - Peeling Paint or Needs
Mechanical maint shop (Ceiling) - L1 Paint
- Peeling paint on 1 to 4
ceilings in common areas
Electrical Hazards Floor 1 HS - Exposed Wires/Open - Exposed bare wires
ac cover in maint shop Panels (Electrical Hazards) - The exposed bare wires
unsecured leaving (LT) - L3 ARE capped BUT NOT
exposed connections on enclosed in a secured
breaker electrical box OR ARE NOT
capped
Electrical Hazards Floor 1 HS - Exposed Wires/Open - Openings in electrical
laundry room behind Panels (Electrical Hazards) panels
dryers gap greater than a (LT) - L3 - The openings in the
1/4 inch in breaker panel electrical panels are NOT
properly covered.

head Faucet/Pipes (Bathroom) - - There is a leak
or tub basin
right window Screens (Windows) - L1 - One or more screens in a
missing


missing

None

None

fire panel door not Panels (Electrical Hazards) - The exposed bare wires
secured high voltage (LT) - L3 ARE capped BUT NOT
wiring exposed enclosed in a secured
capped
Emergency/Fire Exits Floor 1 HS - Missing Exit Signs - Exit Signs
right of (b) (6) (Emergency/Fire Exits) - No adjacent or other internal
(NLT) - L3 /external illumination on or
near the sign

visible area)
Doors Hallway Unit - Damaged Hardware/ - All Other Doors (includes
damaged lockset Locks (Doors) - L1 closet or other interior
doors)
missing
- Closet door does not
cannot be locked.
Windows Bedroom Unit- Missing/Deteriorated - Caulking, Seals, or Glazing
bed 1 leaking thermo seal Caulking/Seals/Glazing Compound (includes
Compound (Windows) - L3 thermopane or insulated

windows)
- Deteriorated or missing
- Window is damaged and not
weather-resistant OR there
is damage to the
surrounding structure OR
there is condensation or
discoloration between the
glass panes of a
Thermopane
bed 2 leaking thermo seal Caulking/Seals/Glazing Compound (includes
windows)
is damage to the
glass panes of a
Thermopane
missing
Smoke Detector Bedroom Unit - Missing/Inoperable - Inoperable
bed 2 inop (Smoke Detector) (SD) - L3 - There is NOT another
on same level.
bed 2 window not Lockable (Windows) (NLT) - Window cannot be opened
opening 2nd means - L3 or will not stay open (If the
so.)
below


same floor area.
Safety concern

bed 2 missing styker Locks (Doors) - L2 closet or other interior
doors)
missing
cannot be locked.
(Kitchen) - L1
- L3 - Blocked
- Inoperable Window
observed
window lock clips Lockable (Windows) (NLT) - Lock is missing or damaged
damaged - L3 (only if the window was
designed to lock)
- Window is NOT accessible
from outside
so.)


below
same floor area.
Safety concern

(Kitchen) - L1
missing
left window Lockable (Windows) - L1 - Window cannot be opened
so.)
below
area.
Safety concern.
bed 1 damaged Screens (Windows) - L1 - One or more screens in a
missing
missing bed 2 Screens (Windows) - L1 - One or more screens in a
missing


bed blocking window 2nd Blocked/Unusable (applies only on third or
means (Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Furniture
Infestation Living Area HS - Insects /roaches - Evidence of roaches
livingroom (Infestation) (NLT) - L3 - Multiple live roaches
observed
Kitchen Items Kitchen Unit - Cabinets - Missing/ - Kitchen Cabinets
1 of 2 drawers Damaged (Kitchen) (NLT) - - Cabinets, doors, shelves, or
L3 laminate damaged or
missing
- More than 50% of cabinets,
doors, shelves, or laminate
damaged or missing

Walls rear center 2nd floor BE- Stained/Peeling/Needs - Stains or Peeling Paint or
Paint (Walls) - L1 Needs Paint
- Less than 50% of a single
wall is affected

None

Closet/Utility/ Floor 1 CA - Peeling/Needs Paint - Peeling Paint or Needs
Mechanical left wall (Walls) - L1 Paint
- 1 to 4 square feet of two or
more wall areas
Laundry Room Floor 1 CA - Peeling/Needs Paint - Peeling Paint or Needs
behind dryers (Ceiling) - L1 Paint
- Peeling paint on 1 to 4
ceilings in common areas


maint shop missing Panels (Electrical Hazards) - The exposed bare wires
knockout in outlet box (LT) - L3 ARE capped BUT NOT
over bench enclosed in a secured
capped

not latching Locks (Doors) - L1 closet or other interior
doors)
missing
- Closet door does not
cannot be locked.
Kitchen Items Kitchen Unit - Dishwasher/Garbage - Dishwasher or Garbage
inop Disposal - Inoperable Disposal
(Kitchen) - L2 - Garbage disposal does not
function
Kitchen Items Kitchen Unit - Range/Stove- Missing - Range/Stove/Oven
right rear /Damaged/Inoperable - Electric Range/Stove/Oven
(Kitchen) - L2 - Burner(s) not functioning
- ONE burner is not
functioning.
bottom inside corner /Damaged/Inoperable - Door seals are deteriorated
(Kitchen) - L1
2 of 4 /Damaged/Inoperable - Electric Range/Stove/Oven
(Kitchen) - L1 - A control knob is missing
(knob cannot be located and
reinstalled)
right side missing Screens (Windows) - L1 - One or more screens in a
missing


- L3 - Blocked
- Inoperable Window
Kitchen Items Kitchen Unit - Plumbing - Clogged - Kitchen Sink
clogged Drains (Kitchen) (NLT) - L3 - There is a problem with the
drainage
- The drain is completely
clogged, and water will not
drain at all
so.)
below
same floor area.
Safety concern

head leaking at threads Faucet/Pipes (Bathroom) - - There is a leak
or tub basin
Bathroom Items Bathroom Unit - Bathroom Cabinets - - Bathroom Cabinets
right drawer damaged Damaged/Missing - Damaged or missing
(Bathroom) - L1 cabinets, shelves, vanity
tops, drawers, medicine
cabinets, or doors. They
ARE NOT functioning for
storage or their intended
purpose.
bed 2 not latching Locks (Doors) - L2 closet or other interior


doors)
missing
cannot be locked.
Outlets/Switches Bathroom Unit - Missing/Broken Cover - Cover plate missing or
right of sink Plates (Outlets/Switches) - broken
Water Heater Storage Unit - General Rust/ - Rust or corrosion
leaking ac line rusting out Corrosion (Hot Water - Metal oxides, flaking or
bottom of tank Heater) - L2 discoloration--or a pit or
crevice
- This does NOT prevent the
hot water heater from
functioning.
missing
missing
left window not locking Lockable (Windows) (NLT) - Lock is missing or damaged
- L3 (only if the window was
designed to lock)
- Window is accessible from
outside (for example,
ground level or by means of
exterior stairway)
- Window can be opened
from outside.


faucet leaking at base Faucet/Pipes (Kitchen) - L1 - There is a leak
basin
missing
- L3 - Blocked
- Inoperable Window
observed
so.)
below
same floor area.
Safety concern
right window locks Lockable (Windows) (NLT) - Lock is missing or damaged
damaged - L3 (only if the window was
designed to lock)
- Window is accessible from
outside (for example,
ground level or by means of
exterior stairway)

- Window can be opened
from outside.

None

None

None

visible area)
front entry Seals (Entry Only) (Doors) - Seals/caulking is missing or
bottom door /Damaged/Inoperable - Door seals are deteriorated
(Kitchen) - L1
missing
Bathroom Items Bathroom Unit - Shower/Tub - - Shower or Tub (Unit)
missing hardware Damaged/Missing - The hardware is missing or
(Bathroom) (NLT) - L3 is not functioning
bed 2 window cannot be Blocked/Unusable (applies only on third or
opened 2nd means (Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked


- Inoperable Window
Infestation Living Area HS - Insects /roaches - Evidence of roaches
livingroom (Infestation) (NLT) - L3 - Multiple live roaches
observed
bed 2 lock damaged Lockable (Windows) (NLT) - Window cannot be opened
so.)
below
same floor area.
Safety concern

missing
missing
Doors Living Area Unit - Damaged Frames/ - Entry Door to Unit
front entry Threshold/Lintels/Trim - Frame is damaged causing
(Doors) (NLT) - L3 the door not to function or
lock (this includes
thresholds, lintels, trim,
headers, and jambs) or light
can be observed around the
edges and you observe no
seal deterioration

Safety concern.
bed 2 window stops Blocked/Unusable (applies only on third or
intalled incorectly and (Emergency/Fire Exits) (LT) lower floors)
windows cannot be - L3 - Blocked
opened 2nd meand - Inoperable Window
Smoke Detector Hallway Unit - Missing/Inoperable - Missing
missing (Smoke Detector) (SD) - L3 - There is NOT another
on same level.
windows sealed shut Lockable (Windows) (NLT) - Window cannot be opened
so.)
below
same floor area.
Safety concern

Walls front right corner 3rd BE- Missing Pieces/Holes/ - Hole(s)
story Spalling (Walls) - L2 - Greater than 1/2" in
diameter, but smaller than a
sheet of paper

None

None



visible area)
shower head Faucet/Pipes (Bathroom) - - There is a leak
or tub basin
faucet leak at base Faucet/Pipes (Kitchen) - L1 - There is a leak
basin
Lighting Living Area Unit - Missing/Inoperable - In 2 rooms in this unit, a
hallway dining area Fixture (Lighting) - L2 permanent lighting fixture is
missing or not functioning
permanent switched light
source in room.
Outlets/Switches Kitchen Unit - Missing/Broken Cover - Cover plate missing or
left of stove Plates (Outlets/Switches) - broken
missing
missing
missing overflow Damaged/Missing - The hardware is missing or
Electrical System Kitchen Unit - GFI - Inoperable - GFI does not function when


not testing right of sink (Electrical System) (NLT) - self-test button is pressed
L3
bed 1 2nd means Blocked/Unusable (applies only on third or
(Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Inoperable Window
(Infestation) (NLT) - L3 - Multiple live roaches
observed
on same level.
on same level.

Doors Bedroom Unit - Damaged Surface - All Other Doors (includes
bed 2 closet door (Holes/Paint/Rust/Glass) closet or other interior
(Doors) - L3 doors)
- Door has holes.
Safety concern.
Doors Bathroom Unit - Damaged Hardware/ - Bathroom Door
damaged Locks (Doors) - L3 - Hardware is damaged or
missing
- Door does not function as it
should (it does not properly
latch).
left window Screens (Windows) - L1 - One or more screens in a


missing
missing
missing
Bathroom Items Bedroom Unit - Shower/Tub - - Shower or Tub (Unit)
drain spider damaged Damaged/Missing - The hardware is missing or
sink (Infestation) (NLT) - L3 - Multiple live roaches
observed

Doors Dining Area Unit - Damaged Hardware/ - All Other Doors (includes
unable to test Locks (Doors) - L2 closet or other interior
doors)
missing
cannot be locked.
Kitchen Items Kitchen Unit - Sink - Missing/ - Kitchen Sink
cant inspect Damaged (Kitchen) - L3 - The sink''s hardware is
missing or is not functioning
unable to test /Damaged/Inoperable - Electric Range/Stove/Oven
(Kitchen) - L3 - Oven is not functioning
Safety concern
Kitchen Items Kitchen Unit - Dishwasher/Garbage - Dishwasher or Garbage


unable to test Disposal - Inoperable Disposal
(Kitchen) - L2 - Dishwasher does not
function
Lighting Kitchen Unit - Missing/Inoperable - In 2 rooms in this unit, a
inop Fixture (Lighting) - L2 permanent lighting fixture is
missing or not functioning
permanent switched light
source in room.
unable to inspect Damaged/Missing - The hardware is missing or
Bathroom Items Bedroom Unit - Water Closet/Toilet- - Toilet (Unit)
unable to test Damaged/Clogged/Missing - It does not flush
(Bathroom) (NLT) - L3
Emergency/Fire Exits Living Area HS - Emergency/Fire Exits - Emergency/Fire Exits
hoarding conditions Blocked/Unusable (applies only on third or
blocking egress (Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Other Condition (Please
explain other condition in
the box below)
hoarding conditions Blocked/Unusable (applies only on third or
(Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Other Condition (Please
explain other condition in
the box below)
Kitchen Items Laundry Area Unit - Refrigerator - Missing - Refrigerator
unable to inspect /Damaged/Inoperable - Does not cool adequately
(Kitchen) (NLT) - L3 for the safe storage of food
Smoke Detector Hallway Unit - Missing/Inoperable - Inoperable
turned off at breaker (Smoke Detector) (SD) - L3 - There is NOT another
on same level.
Building 17 - 5715-101--310[Sample,Inspected] - Building Exterior

None

Building 17 - 5715-101--310[Sample,Inspected] - Building Systems
None
Building 17 - 5715-101--310[Sample,Inspected] - Common Areas

None
Building 17 - 5715-101--310[Sample,Inspected] - Unit (b) (6)

Bathroom Items Bathroom Unit - Water Closet/Toilet- - Toilet (Unit)
missing flush handle Damaged/Clogged/Missing - Seat, hinge, cover, or flush
(Bathroom) - L2 handle is missing or
damaged
Bathroom Items Bathroom Unit - Bathroom Cabinets - - Bathroom Cabinets
missing 1 of 2 doors Damaged/Missing - Damaged or missing
(Bathroom) - L1 cabinets, shelves, vanity
tops, drawers, medicine
cabinets, or doors. They
ARE NOT functioning for
storage or their intended
purpose.
top of bottom door /Damaged/Inoperable - Door seals are deteriorated
(Kitchen) - L1
Walls Bathroom Unit - Damaged (Walls) - - Hole(s)
around tub L2 - Larger than a sheet of
paper, but you cannot see
through the hole
- ONE wall is affected.
missing
missing


missing
Bathroom Items Bathroom Unit - Plumbing - Clogged - Bathroom Sink
clogged drain Drains (Bathroom) (NLT) - - There is a problem with the
L3 drainage
- The drain is completely
clogged, and water will not
drain at all OR shows
extensive deterioration
cabinets (Infestation) (NLT) - L3 - Multiple live roaches
observed
Smoke Detector Hallway Unit - Missing/Inoperable - Missing
missing (Smoke Detector) (SD) - L3 - There is NOT another
on same level.
on same level.

missing
Infestation Bathroom HS - Insects /roaches - Evidence of roaches
bathroom (Infestation) (NLT) - L3 - Multiple live roaches
observed
missing /Damaged/Inoperable - Missing
(Kitchen) (NLT) - L3


(b) (6)
Building 17 - 5715-101--310[Sample,Inspected] - Unit
visible area)
(Kitchen) - L1
missing
missing bed 2 Screens (Windows) - L1 - One or more screens in a
missing
missing overflow Damaged/Missing - The hardware is missing or
Electrical System Hallway Unit - GFI - Inoperable - GFI does not function when
gfci breaker not testing (Electrical System) (NLT) - self-test button is pressed
L3
bed 3 bed blocking Blocked/Unusable (applies only on third or
window 2nd means (Emergency/Fire Exits) (LT) lower floors)
- L3 - Blocked
- Inoperable Window
Infestation Bedroom HS - Insects /roaches - Evidence of roaches
bed 2 (Infestation) (NLT) - L3 - Multiple live roaches
observed

threads at head Faucet/Pipes (Bathroom) - - There is a leak


or tub basin
visible area)
front entry Seals (Entry Only) (Doors) - Seals/caulking is missing or
Doors Bedroom Unit - Damaged Surface - All Other Doors (includes
bed 2 (Holes/Paint/Rust/Glass) closet or other interior
(Doors) - L3 doors)
- Door has holes.
Safety concern.
bed 2 Locks (Doors) - L2 closet or other interior
doors)
missing
cannot be locked.
Doors Bedroom Unit - Missing Door (Doors) - All Other Doors (includes
bed 1 - L1 closet or other interior
doors)
- Door is missing
- One door is missing
bed 1 behind door L1 - Between one square inch
and up to a sheet of paper,
but, you cannot see through
the hole


bed 2 L1 - Between one square inch
the hole
bed 3 behind door L1 - Between one square inch
the hole
bed 1 thermo seal Caulking/Seals/Glazing Compound (includes
windows)
is damage to the
glass panes of a
Thermopane
right window Lockable (Windows) - L1 - Window cannot be opened
so.)
below
area.
Safety concern.
Smoke Detector Bedroom Unit - Missing/Inoperable - Inoperable
not sounding bed 3 (Smoke Detector) (SD) - L3 - There is NOT another
on same level.

Notice: Modifications to the Inspection Summary Report
With the rollout of the new Uniform Physical Condition Standards (UPCS) inspection software (version 4.0).
PIH-REAC now has the capability to collect more detailed information about observations made during the
inspection of properties. Therefore, the report has been modified to provide this detailed information, and also to
make the results of the inspection more clear. The following explains the major changes to the report.
Changes to Score Summary - The section of the report, which summarizes the score, has been modified
to better explain how the final score was derived for the property, and the source of lost points. Additionally,
score information from the two most recent inspections of the property is provided to allow comparison to
this inspection's score.
Addition of scored and non-scored deficiency reports - The section of the report that displays observed
deficiencies has been divided into two sections: the Score Report and the Deficiency Report. Non-scored
deficiencies refer to multiple deficiencies of the same type observed with the same sub-area, they are
reported for informational purposes only and are not scored. Only one deficiency of the same type for the
same sub-area is counted for scoring purposes.
Score Report - a detailed account of only the scored deficiencies by sub-area.
Deficiency Report - A detailed account of all deficiencies, both scored and non-scored, by sub-area.
In addition, standardized locations and more descriptive information for each deficiency are provided.
To read more about the above, and for additional assistance in understanding the report, you may access the
Inspection Summary Report Guide (version 4.0) at
http://www.hud.gov/offices/reac/products/pass/inspectionrpt40.cfm
PHYSICAL INSPECTION SUMMARY REPORT
The Inspection Summary Report is designed to achieve two objectives:
1. Provide the Public Housing Agency or owner and/or owner agent (POA) with the background information, i.e.
addresses, phone numbers, building names, etc., collected during the property inspection.
2. Provide the POA the results of the REAC physical inspection of a specific property.
The items below describe the information provided in the Inspection Summary Report.
Inspection Number : The inspection number is unique for each property inspection conducted by REAC. Each
time a property is inspected by REAC, a new inspection number is used. These unique numbers may be used to
communicate with REAC on any matter concerning a particular inspection.
Property Information : Information related to a property is provided:
- Property identification number (in parentheses) - a unique number in HUD databases

- Property name
- Status as scattered site (Yes/No)
- Relevant addresses, phone numbers, fax numbers, and e-mail addresses for the property
Each of these should be checked carefully for accuracy. All discrepancies should be reported to the REAC
Physical Inspection Operations Center at 1-877-406-9220.
Building Unit Count : The total number of buildings and units on the property are given, along with the number of
buildings and units actually inspected by REAC
Scores : An overall numerical score is given as a value from zero to 100. Separate numerical scores are also
given for each of five areas:
- site
- building exterior
- building systems
- common areas
- units
The five area scores range from zero to the maximum number of points possible for each area. The possible
points for a given area are determined for a specific property based on the inspectable items actually present in
each area. The sum of the area points identifies what the overall score would be if there were no health & safety
(H&S) deficiencies. The overall numerical score is then calculated by subtracting the sum of deductions for H&S
deficiencies from the sum of the individual "area points".
Examples of overall scores are: 95c; 67b*; 84a*; 100b; 78a; and 43c*. The asterisk(*) indicates that H&S
deficiencies were found with respect to smoke detectors. The lower-case letter indicates whether or not other
kinds of H&S deficiencies were observed, as follows:
- The letter "a" is given if no health and safety deficiencies were observed other than for smoke detectors.
- The lower-case letter "b" is given if one or more non-life threatening H&S deficiencies, but no exigent/fire safety
H&S deficiencies were observed other than for smoke detectors.
- The lower-case letter "c" is given if one or more exigent/ fire safety (calling for immediate attention or remedy)
H&S deficiencies were observed.
Although all H&S deficiencies, except for smoke detector problems and "other" hazards, affect the scores with
appropriate deductions, the letter grades are added to highlight the serious nature of H&S deficiencies, all of
which need to be addressed by the POA.
Health and Safety Counts: In addition to the counts of actual H&S deficiencies observed in the inspected
buildings and units, the estimated number of H&S deficiencies that would have been found had all buildings and
units been inspected is also given. This projected count gives a sense of the total H&S problem for the inspected
property. The projection is calculated by dividing the counts actually observed in buildings or units by the
proportion of buildings or units inspected. The percent of buildings and units inspected is additionally given to
show the basis for the calculations.
rd
Systemic Deficiencies: Defects observed in at least one third (1/3 ) of the inspected units or buildings are listed
by whether or not they are repairs generally requiring large cash outlays ("Capital" items) or generally requiring
smaller cash outlays ("Ordinary" items).
Participants & Buildings/Units: Information provided includes:
- relevant addresses, phone numbers, fax numbers, and e-mail addresses for participants
- name, year built, number of units and address for each building on the property. Note: All buildings on the
property should be listed.
As before, each of these should be checked carefully for accuracy and any discrepancies should be reported to
the REAC Technical Assistance Center (TAC) at 1-888-245-4860.
Inspectable Items: This portion of the report details all deficiencies found in the inspection. The main headings in
the first column refer to the inspectable area -- site, building exterior, building systems, common area, unit or
health & safety where the deficiency was observed. The entries are "inspectable items" within which the
deficiencies were found. Some items may not be present for a given property. In such cases, appropriate
adjustments are made in the points of each area. Items present, but with no deficiencies found, are not listed.
Inspectable items are:
Site: fencing & gates, grounds, mail boxes/project signs market appeal, parking lots/driveways/roads, play areas
and equipment, refuse disposal, retaining walls, storm drainage and walkways/stairs.
Building Exterior: doors, fire escapes, foundations, lighting, roofs, walls and windows.
Building Systems: domestic water, electrical system, elevators, emergency power, exhaust system, fire
protection, heating/ ventilation/ air-conditioning and sanitary system.
Common Areas: basement/garage/carport, closet/utility/mechanical, community room, day care,

halls/corridors/stairs, kitchen, laundry room, lobby, office, other community spaces, patio/porch/balcony, pools
and related structures, rest rooms/pool structures, storage and trash collection areas.
Unit: bathroom, call-for-aid, ceiling, doors, electrical system, floors, heating/ventilation/air-conditioning, hot water
heater, kitchen, laundry area (room), lighting, outlets/switches, patio/porch/balcony, smoke detectors, stairs,
walls and windows.
Health & Safety: air quality, electrical hazards, elevator, emergency/ fire exits, flammable materials, garbage and
debris, hazards, infestation.
Column labeled NO/OD:
NO: The inspection protocol requires the inspector to check for the existence of certificates for certain items such
as lead-based paint, elevators, etc. If the inspector verifies all the required certificates, the report will not include
any certificate information. If a certificate is not present, the first inspectable item listed will be "certificates" and
the designation "NO" will be listed for each unavailable certificate.
OD: If the inspector records a deficiency, then an OD in this column refers to the "observed deficiency" for the
given item.
Column labeled Observation: The column lists each specific deficiency observed within a given inspectable item.
Each deficiency has a definition, which specifies what must be observed for that deficiency to be recorded. Also
noted in this column are observations about Health & Safety items. These are:
- (LT) - Exigent/Fire Safety (calling for immediate attention or remedy)
- (NLT) - Non-Life Threatening
- (SD) - Smoke Detector
Definitions for all deficiencies are given in the physical inspection section at REAC's web site on the Internet
(www.hud.gov/reac/). Click on "Products" then "Physical Inspection" and then "Physical Inspection Definitions"
Column labeled Severity: Deficiencies differ by "severity". The definitions specify what must be recorded for a
given deficiency under one of three possible severity levels - level 1, level 2 and level 3. The severity level is
given on the report to indicate which part of the definition actually applies for the specific deficiency observed.
Severity levels are defined within a given deficiency and do not necessarily indicate which deficiencies are the
worst. For more serious deficiencies, a level 2 severity may be more of a problem and may reduce the overall
score more than less serious deficiencies with a severity of level 3.
Location/Comments: Comments are required for all severity level 3 deficiencies.
Column labeled Ded.: This column gives the points deducted from the overall property score for the observed
deficienies. In the shaded heading the possible points are given for that area and building or unit. Although the
listed points deducted may sum to more than the possible points, the total deducted from the overall property
score for that area and building or unit does not exceed its possible points. The listing of points deducted is
rounded to the nearest tenth of a point, so "<0.05" is listed when the points deducted is a very small fraction, but
greater than zero. Where there is a blank or zero, such as for lack of a certificate or observed smoke detector
problems, it means no points are deducted from the property score.
PROJECT OWNER'S CERTIFICATION THAT ALL EXIGENT
HEALTH AND SAFETY ITEMS HAVE BEEN CORRECTED
SEND OR FAX SIGNED COPY TO LOCAL MF OFFICE
[Name of Project Owner:] _________________________________________________________ (the "Project

Owner"), the owner of [Project Name:] ________________________________________________________,
[City:] __________________________, [State:] ________________ [Project Number:] _______________ (the
"Project") by and through its duly authorized representative identified below, hereby certifies that:
1. All Exigent Health and Safety ("EH&S") items at the Project have been corrected. Such EH&S items
include those identified in the Notification of Exigent and Fire Safety Hazards Observed, dated
________________.
2. The attached Report accurately identifies the repairs that have been made to correct the EH&S items,
the location of those repairs, and the date or dates the repairs were made. If repairs were not made,
the dangerous condition was eliminated.
This certification is made by the Project Owner and is signed by a duly authorized representative of the Project
Owner, who is so authorized by reason of his/her position as the [State Fully Relationship Between Signer of
Certification and Project Owner:] _______________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________.
All of the foregoing statements, as well as the date, signature and identifying information of the signer and the
Project Owner that follows, are HEREBY CERTIFIED as true and accurate this _______ day of
__________________, 20___.
Project Owner: _______________________________
By: Signature: _______________________________
Print Name: _______________________________
Title: _______________________________

Silver Oaks REAC Inspection Report May 2022

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Silver Oaks REAC Inspection Report May 2022

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U.S.

Department of Housing and Urban Development

REAL ESTATE ASSESSMENT CENTER

SILVER OAKS APTS

Thank you for your cooperation.

Inspection ID: 713096 Inspection Time: 08:50 AM - 03:10 PM

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 1 of 59

Property Name: SILVER OAKS APTS

Bed Bugs Information

Comments No Covid Units reported, verified no HUD loan.

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 2 of 59

Management Agent [Primary Contact / Present During Inspection]

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 3 of 59

Possible Deductions(Excluding Pre H&S H&S

Score Version: 2 Score Date: 08/22/2022 Final Score: 57c*

Inspection Id Inspection Date Pre H&S Points Final Score

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 4 of 59

Health & Safety Summary

Site Buildings Units Total Health and Safety Narrative

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 5 of 59

B/U with Total

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 6 of 59

Entity Expected Actual # Inspected # Reported Uninspectable

Building 1 - A-5711- 101-307 [ Excluded not in Universe , Added by Mistake ]

Address Line 1: 5711 Troy Ct

Building has Carbon

Building 2 - B-4220- 101-307 [ Excluded not in Universe , Added by Mistake ]

Address Line 1: 4220 Patsy Ct

Building has Carbon

Building 3 - C-4210- 101--307 [ Excluded not in Universe , Added by Mistake ]

Address Line 1: 4210 Faye Ct

Address Line 2: Odd numbers

Building has Carbon

Building 4 - D-5715-101-309 [ Excluded not in Universe , Added by Mistake ]

Address Line 1: 5715 Stevens Ct

Building has Carbon

Building 5 - E-4201-101-309 [ Sample , Inspected ]

Address Line 1: 4201 Kenneth Ct

Flat Roof Roof Access Building has Carbon

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 8 of 59

Building 6 - F-4203- 101-307 [ Sample , Inspected ]

Address Line 1: 4203 Kenneth Ct

Building has Carbon

Building 7 - G-5502 101-307 [ Sample , Inspected ]

Address Line 1: 5502 N 43rd St

Building has Carbon

Building 8 - H-4205- 101-307 [ Sample , Inspected ]

Address Line 1: 4205 Kenneth Ct

Building has Carbon

Building 9 - Office [ Sample , Inspected ]

Address Line 1: 4200 Kenneth Ct

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 10 of 59

Building has Carbon

Building 10 - 4201 102-310 [ Sample , Inspected ]

Address Line 1: 4201 Kenneth Ct

Building has Carbon

Building 11 - 4203 102-308 [ Sample , Inspected ]

Address Line 1: 4203 Kenneth Ct

Report generation date/time: 08/22/2022 01:11 PM Score Version: 2 Page: 11 of 59

Building has Carbon

Building 12 - 4205 102-308 [ Sample , Inspected ]

Address Line 1: 4205 Kenneth Ct

Building has Carbon

Building 13 - 4210 102-308 [ Sample , Inspected ]