The only thing REAC will accomplish with its misguided advance notice policy is more properties with lower scores, thus more residents at risk, leading to more inspections bec of lower scores, all done with less REAC inspectors, and more inspectors that are not qualified. REAC is inadvertently making living conditions worse for residents, not better. The new REAC Director, Ash, does not have commercial inspection experience. So don't expect sagacious policies to come out of REAC anytime soon.
If it’s getting close to the anniversary of your last inspection, again, it would be wise to take measures to identify and catch up on deferred maintenance. But conduct a Pre-REAC inspection with a qualified consultant, or inhouse if sufficiently staffed.
If your last REAC inspection score was below 80 your next inspection is 12 months, 24 months if you scored 80 to 89, and 36 months if you scored 90 or more on your last inspection. At last two to three months before the anniversary date is the latest to start getting ready for a REAC inspection.
With sagaciousness one can quickly conclude that focusing REAC’s inspection resources would go a long way to alleviating the poor conditions in the 10% or so truly challenged properties. The properties without Carbon Monoxide detectors, fire traps, rat infested, roof leaking living conditions are the properties whose residents' are at risk. Rather, REAC spends most of its resources on chasing down "defects" like broken sink stoppers and closet doors that don't latch.
REAC wants ongoing repairs. Not going to happen! Like asking REAC to make sure it only uses qualified inspectors to conduct inspections. Not going to happen! Ask you next REAC inspector is he/she has competed the 25 required REAC inspections in the last 12 months. Call me with the answer, 603-867-REAC (7322).
Hank Vanderbeek, MPA
Certified Master Inspector
REAC Property Consultant
Former Federal Office of Inspector General Forensic Auditor