UPCS Changes to Fence and Gate Inspection Standards

One significant change in the Uniform Physical Condition Standard (UPCS) that became effective on January 1, 2013 relates to the way inspectors will assess deficiencies in fencing and gates.  Such findings have been very common in REAC and State monitoring inspections for LIHTC properties, and the revision to the Standard should eliminate the number of findings in this area and clarify actual deficiencies when the are present.

Prior guidance indicated that fence/gate damage could result in a Level 1, 2, or 3 finding,  and it was unclear as to how to score a particular deficiency. The three possible defects from the prior standard have been consolidated into one potential type of deficiency with two identified defects.

1. Holes/Missing Sections/Damaged/Falling/Leaning – Non-Security/Non-Safety Fences: Examples of this type of fence are privacy or decorative fencing, and would be reported when it is rusted, deteriorated, uprooted, missing or contains holes. This will be reported as a Level 2 deficiency, but only if more than 25% of the fence or gate is damaged. (Keep in mind that if this type of fence provides any type of hazard, it will be reported as a Health and Safety violation);
2. Holes/Missing Sections/Damaged/Falling/Leaning – Security/Safety Fences: This would be perimeter or security fencing and the finding could be any of the three levels:
   1. Level 1: Small holes or damage as defined above smaller than 12 inches by 12 inches in less than 25% of the fence;
   2. Level 2: Small holes or damage as defined above smaller than 12 inches by 12 inches in more than 25% of the fence; or
   3. Level 3: Small holes or damage as defined above greater than 12 inches by 12 inches or is missing a section.

If a fence is less than four feet high, it must be considered a Non-Security/Non-Safety fence.

The addition of the “25% rule” for non-safety/non-security fences should greatly reduce the number of findings in this area.

Note: The Fencing & Gates section of UPCS does not cover swimming pool fences and gates; these are covered under “Pools and Related Structures (Common Areas).”