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4 Components of REAC Consulting

What sets apart Expert REAC Consulting from the competition? We suggest that the following 4 components be included in any expert REAC consultation! We are proud to provide all of these services for our clients.

  • UPCS/REAC Inspection Protocol Training: “…Success, starts with a proper education”

Every Pre-REAC inspection should also be considered a training exercise, for the property’s manager, maintenance personnel, and even the regional or portfolio level management.  We encourage our clients to ask questions throughout the pre-inspection, and our inspectors provide a continuing narrative throughout this process.  There are many other types of REAC training that we provide as well.  These include the two-day live certified Session and a one-day seminar.  Not only do we provide speakers and live presentations on all REAC topics for any type of conference or industry event, public or private, but we also provide customized online/webinar seminars for any REAC training need.

  • Pre-REAC Inspections: “How to Achieve the Highest Score at the Least Cost”

One of the biggest misconceptions we try to dispel is that the objective of a Pre-REAC inspection is to find as many defects as possible and then fix them all.  We believe a truly competent REAC consultant should assist a client in separating the highest scoring defects from those that barely affect the score, so a practical strategy can be developed to achieve the highest possible REAC score with the least expenditure of valuable time and money and the least disruption to normal operations.  It is our goal that the guidance we provide in this area will always save our clients significantly more time and money than the cost of our services so the decision to have us conduct your pre-inspection becomes a “no brainer” choice, representing a definite net savings to the property.

  • REAC Inspector Escort (Shadowing): “Taking the Right Notes, Knowing When to Speak and When to Say Nothing at All”

Some believe that the job of an escort is to argue with the inspector in hopes of getting him or her to overlook defects.  This is a misguided approach that can lead to conflict and lack of cooperation from the inspector.  In our philosophy, the escort’s job is minimize conflict and keep the inspection moving along quickly and smoothly, keeping the process amiable and cooperative.  A skilled escort knows when to simply take notes, and avoid “whining” about small defects that barely affect the score, and when to ask pointed questions that might lead an inspector to reconsider a questionable defect.  When the inspector must cite higher scoring defects, the skilled escort knows what notes and photos to take to support an effective appeal.  When the inspection is moving quickly and smoothly, and the atmosphere is cordial, it is also much easier to persuade the inspector to add factual comments that support a planned appeal.

  • REAC Appeals: “Data Base Adjustments and Technical Reviews”

Contrary to popular belief, the Uniform Physical Condition Standards (UPCS) are NOT a set of rules or codes by which the property must abide.  They are merely a very general inspection standard that the inspector must follow.  When they conflict with code or expert opinion, they do not override them.  Many REAC defects can be appealed under the argument that the condition is “allowable by local code.”  Other defects can be appealed as “work in progress” or “conditions beyond ownership control.”  Still others can be appealed on a technical basis using a written expert opinion from an architect, code official, plumber, electrician, or other professional.  Any REAC consultant who is not utilizing the appeals system to its fullest advantage is simply not an expert.

Useful Links:

HUD Physical Inspections

HUD Appeals

HUD REAC

Article Author: Michael Gantt – Senior Vice President & Director of Training for The Inspection Group, Inc.

Expert REAC Consulting from The Inspection Group

 

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