YOUR HOUSING AUTHORITY S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS"

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS" Al Hester, Saint Paul (MN) Public Housing Agency Candace Martin, Mount Pleasant (TX) Housing Authority Bruce McNatt, Professional Inspector

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS" #1: Right to Know what the monitor is searching for (so you can get ready)

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS" #2: Right to Information amid the examination (so you can record or photo it)

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS" #3: Right to Object before or amid the investigation?

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS" #4: Right to Appeal after the examination

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PHAS SCORING: 100 POINTS PHYSICAL CONDITIONS 30%

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PHAS "Superior worker" INCENTIVES Reduced HUD Oversight Fewer Reporting Requirements Extra Points in Grant Competitions Extra Capital Funding ($400,000?) Public acknowledgment? Superior worker (90+)

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PHAS Indicator #1: PHYSICAL CONDITION 5 INSPECTABLE AREAS: Dwelling units Building frameworks Site Building outsides Common zones

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Take Note of the "First-class" Areas INSPECTIONS? 5 INSPECTABLE AREAS: Dwelling units Building frameworks Site Building outsides Common regions

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INSPECTIONS? Get ready for PHAS Inspections... Is a Year-Round Process! Each PHA worker ought to take a gander at units with "PHAS eyes" at each visit.

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INSPECTIONS? Get ready for PHAS Inspections... Look for usually refered to inadequacies in units: Cracked Outlets and Switchplates Defective GFI Outlets Smoke Detectors Fire Extinguishers Missing Breaker Panels

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INSPECTIONS? Planning for PHAS Inspections... BEFORE you get the notice: Train staff Set staff assignments (conditional) Alert Residents Prepare printed material

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INSPECTIONS? Planning for PHAS Inspections... Other Paperwork: Lead paint test comes about Lead paint notification to occupants Proof of investigations boilers, lifts, and so on. Region of walkways, parking garages

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INSPECTIONS!! Get ready for PHAS Inspections... WHEN you get the notice: Review preparing and assignments Finalize plans Notify inhabitants of particular dates Check printed material, make duplicates

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INSPECTIONS!! Planning for PHAS Inspections... WHEN you get the notice, continued: Send letter posting modernization work in advance To Inspector/firm To Local HUD

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"You're HOUSING AUTHORITY'S RIGHTS IN THE PHYSICAL INSPECTIONS PROCESS" EXAMPLES

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EXAMPLE #1: SEAL HI-RISE 144 flats 2001 REAC Inspection: 96 2003 REAC Inspection: 95 2005 REAC Inspection: 64 WHAT CHANGED?

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EXAMPLE #1: SEAL HI-RISE 2003 REAC Inspection: 95 Only minor inadequacies in abiding units Bathroom entryway locks (0.3 pts) Thermopane windows (0.7 pts)

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EXAMPLE #1: SEAL HI-RISE 2005 REAC Inspection: 64 Exterior : Emergency entryway ( 5.9 pts ) Bldg frameworks : Tank spill ( 10.2 pts ) Common Areas : Thermopane windows ( 8.2 pts each )

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EXAMPLE #1: SEAL HI-RISE 2005 REAC Inspection: 64 Bldg frameworks: "Unsecure elec detach boxes ( 8.2 pts H&S ) (Units: 5.6 pts add up to)

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EXAMPLE #1: SEAL HI-RISE 2005 REAC Inspection: 64 But the underlying score was 52 , so we included 12 focuses with solicitations for Technical Reviews and Database Adjustments

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EXAMPLE #2: MT AIRY HOMES 425 Units 2001 REAC Inspection: 84 2003 REAC Inspection: 79 2005 REAC Inspection: 69

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EXAMPLE #2: MT AIRY HOMES 2005 REAC Inspection: 69 Site : Loose handrail ( 5.2 pts ) Site : Broken glass in play sand ( 5.2 pts )

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EXAMPLE #2: MT AIRY HOMES 2005 REAC Inspection: 69 Exterior : Door to hello rise Maintenance shop ( 4.2 pts ) Exterior : Hi-rise rooftop "rankling" ( 9.3 pts ) [Exterior max 11.2 pts]

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EXAMPLE #2: MT AIRY HOMES 2005 REAC Inspection: 69 But the underlying score was 57 , so we included 12 focuses with solicitations for Technical Reviews and Database Adjustments

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PHAS Physical Inspections Are Due – by AMP NO PHAS Score for Management, Financial or Resident Satisfaction (Transition Year) On-Site Management Review PHAS During Transition to Asset Management

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Technical Review Database Adjustment Further APPEALS

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24 CFR Sec. 902.68: If the PHA trusts that a dispassionately undeniable and material mistake (or blunders) happened in the examination of an individual property, the PHA may ask for a specialized survey of the assessment comes about for that property. Bids: Technical Review

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24 CFR Sec. 902.68: The PHA must present the Technical Review ask for to REAC in composing with Photographic proof, Written material from a goal source, for example, a nearby fire marshal or construction standard authority, or Other comparative confirmation. Offers: Technical Review

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24 CFR Sec. 902.68: REAC may take one or a mix of the accompanying activities: (i) Undertake another review [if the PHA's assignment would change]; (ii) Correct the physical assessment report ; (iii) Issue a revised physical condition score ; (iv) Issue a remedied PHAS score . Offers: Technical Review

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24 CFR Sec. 902.68: Material blunders are the main justification for specialized audit of physical assessment comes about… Building information mistake (wrong building) Unit check mistake Non-existent lack mistake [NOT a disagreement about severity] APPEALS: Technical Review

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APPEALS: Database Adjustment 24 CFR Sec. 902.25: (1) Adjustments for variables not reflected or improperly reflected in physical condition score. (2) Adjustments for unfavorable conditions past the PHA's control . (3) Adjustments for modernization work in advance .

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APPEALS: Database Adjustment To alter a physical condition score in view of conditions [beyond the PHA's control], the PHA must present a demand to the appropriate HUD HUB/Program Center asking for a reinspection of the PHA's properties. The ask for must be submitted inside 15 days … and must be joined by a confirmation that all lacks recognized in the first report have been adjusted.

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APPEALS: Timing Both Technical Reviews and Database Adjustments must be asked for inside 15 days after the examination score is posted.

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24 CFR Sec. 902.69 PHA Right of Petition and Appeal of PHAS score. On the off chance that a PHA trusts that a dispassionately evident and material blunder (or mistakes) exists in any of the scores for its PHAS Indicators, which, if rectified, will bring about a critical change in the PHA's PHAS score and its assignment ( i.e., as disturbed, standard, or superior worker), the PHA may offer its PHAS score… FURTHER APPEALS

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24 CFR Sec. 902.69 PHA Right of Petition and Appeal and request of methodology: (1) To advance grieved assignment or a PHAS score , a PHA must present a demand in keeping in touch with the Director of REAC that must be gotten by REAC no later than 30 days taking after the issuance of the general PHAS score to the PHA. Advances: Timing

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24 CFR Sec. 902.69 PHA Right of Petition and Appeal Upon receipt of an interest of a PHAS score from a PHA, REAC will audit the PHA's record and the proof presented by the PHA to bolster that a blunder happened. On the off chance that REAC confirms that an impartially evident and material mistake has been reported by the PHA, REAC will gather a Board of Review … [which may establish that a reinspection is required]. Requests

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24 CFR Sec. 902.69 PHA Right of Petition and Appeal Final interest choices. HUD will settle on ultimate conclusions of advances, made under this area, inside 30 days of receipt of an interest, and may augment this period for an extra 30 days if advance request is important. Requests

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Citations and Resources Code of Federal Regulations: 24 CFR Part 902 HUD-REAC Website on PHAS Inspections: http://www.hud.gov/workplaces/reac/items/prodpass.cfm Non-HUD Websites: Texas Housing Association http://txtha.com/REAC Solutions (Michael Gantt) http://www.reacsolutions.com/

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