| (a) General Provisions. The objective of the Scope
and Cost Review Report (SCR) required for Rehabilitation Developments
(excluding Reconstruction) and Adaptive Reuse Developments is to provide
a self-contained report that provides a comprehensive description
and evaluation of the current conditions of the Development and identifies
a scope of work for the proposed repairs, replacements and improvements
to an existing multifamily property or identifies a scope of work
for the conversion of a non-multifamily property to multifamily use.
The SCR author must evaluate the sufficiency of the Applicant's scope
of work and provide an independent review of the Applicant's proposed
costs. The report must be in sufficient detail for the Underwriter
to fully understand all current conditions, scope of work and cost
estimates. It is the responsibility of the Applicant to ensure that
the scope of work and cost estimates submitted in the Application
is provided to the author. The SCR must include a copy of the Development
Cost Schedule submitted in the Application. The report must also include
the following statement, "any person signing this Report acknowledges
that the Department may publish the full report on the Department's
website, release the report in response to a request for public information
and make other use of the report as authorized by law."
(b) For Rehabilitation Developments, the SCR must include
analysis in conformity with the ASTM "Standard Guide for Property
Condition Assessments. Baseline Property Condition Assessment Process
(ASTM Standard Designation: E 2018, or any subsequent standards as
published)" except as provided for in subsections (f) and (g) of this
section.
(c) The SCR must include good quality color photographs
of the subject Real Estate (front, rear, and side elevations, on-site
amenities, interior of the structure). Photographs should be properly
labeled.
(d) The SCR must also include discussion and analysis
of:
(1) Description of Current Conditions. For both Rehabilitation
and Adaptive Reuse, the SCR must contain a detailed description with
good quality photographs of the current conditions of all major systems
and components of the Development regardless of whether the system
or component will be removed, repaired or replaced. For historic structures,
the SCR must contain a description with photographs of each aspect
of the building(s) that qualifies it as historic and must include
a narrative explaining how the scope of work relates to maintaining
the historic designation of the Development. Replacement or relocation
of systems and components must be described;
(2) Description of Scope of Work. The SCR must provide
a narrative of the consolidated scope of work either as a stand-alone
section of the report or included with the description of the current
conditions for each major system and components. Any New Construction
must be described. Plans or drawings (that are in addition to any
plans or drawings otherwise required by rule) and that relate to any
part of the scope of work should be included, if available;
(3) Useful Life Estimates. For each system and component
of the property the SCR must estimate its remaining useful life, citing
the basis or the source from which such estimate is derived;
(4) Code Compliance. The SCR must document any known
violations of any applicable federal, state, or local codes. In developing
the cost estimates specified herein, it is the responsibility of the
Applicant to ensure that the SCR adequately considers any and all
applicable federal, state, and local laws and regulations which are
applicable and govern any work and potentially impact costs. For Applications
requesting Direct Loan funding from the Department, the SCR author
must include a comparison between the local building code and the
International Existing Building Code of the International Code Council;
(5) Program Rules. The SCR must assess the extent to
which any systems or components must be modified, repaired, or replaced
in order to comply with any specific requirements of the housing program
under which the Development is proposed to be financed, the Department's
Uniform Physical Condition Standards, and any scoring criteria including
amenities for which the Applicant may claim points. It is the responsibility
of the Applicant to inform the report author of those requirements
in the scope of work; for Direct Loan Developments this includes,
but is not limited to the requirements in the Lead-Based Paint Poisoning
Prevention Act (42 USC §§4821-4846), the Residential Lead-
Based Paint Hazard Reduction Act of 1992 (42 USC §§4851-4856),
and implementing regulations, Title X of the 1992 Housing and Community
Development Act at 24 CFR Part 35 (including subparts A, B, J, K,
and R), and the Lead: Renovation, Repair, and Painting Program Final
Rule and Response to Children with Environmental Intervention Blood
Lead Levels (40 CFR Part 745);
(6) Accessibility Requirements. The SCR report must
include an analysis of compliance with the Department's accessibility
requirements pursuant to Chapter 1, Subchapter B and §11.101(b)(8)
of this title (relating to Site and Development Requirements and Restrictions)
and identify the specific items in the scope of work and costs needed
to ensure that the Development will meet these requirements upon Rehabilitation
(including conversion and Adaptive Reuse);
(7) Reconciliation of Scope of Work and Costs. The
SCR report must include the Department's Scope and Cost Review Supplement
(SCR Supplement) with the signature of the SCR author. The SCR Supplement
must reconcile the scope of work and costs of the immediate physical
needs identified by the SCR author with the Applicant's scope of work
and costs. The costs presented on the SCR Supplement must be consistent
with both the scope of work and immediate costs identified in the
body of the SCR report and the Applicant's scope of work and costs
as presented in the Application. Variations between the costs listed
on the SCR Supplement and the costs listed in the body of the SCR
report or on the Applicant's Development Cost Schedule must be reconciled
in a narrative analysis from the SCR provider. The consolidated scope
of work and costs shown on the SCR Supplement will be used by the
Underwriter in the analysis to the extent adequately supported in
the report; and
(8) Cost Estimates. The Development Cost Schedule and
SCR Supplement must include all costs identified below:
(A) Immediately Necessary Repairs and Replacement.
For all Rehabilitation developments, and Adaptive Reuse developments
if applicable, immediately necessary repair and replacement should
be identified for systems or components which are expected to have
a remaining useful life of less than one year, which are found to
be in violation of any applicable codes, which must be modified, repaired
or replaced in order to satisfy program rules, or which are otherwise
in a state of deferred maintenance or pose health and safety hazards.
The SCR must provide a separate estimate of the costs associated with
the repair, replacement, or maintenance of each system or component
which is identified as being an immediate need, citing the basis or
the source from which such cost estimate is derived.
(B) Proposed Repair, Replacement, or New Construction.
If the development plan calls for additional scope of work above and
beyond the immediate repair and replacement items described in subparagraph
(A) of this paragraph, the additional scope of work must be evaluated
and either the nature or source of obsolescence to be cured or improvement
to the operations of the Property discussed. The SCR must provide
a separate estimate of the costs associated with the additional scope
of work, citing the basis or the source from which such cost estimate
is derived.
(C) Reconciliation of Costs. The combined costs described
in subparagraphs (A) and (B) of this paragraph should be consistent
with the costs presented on the Applicant's Development Cost Schedule
and the SCR Supplement.
(D) Expected Repair and Replacement Over Time. The
term during which the SCR should estimate the cost of expected repair
and replacement over time must equal the lesser of 30 years or the
longest term of any land use or regulatory restrictions which are,
or will be, associated with the provision of housing on the Property.
The SCR must estimate the periodic costs which are expected to arise
for repairing or replacing each system or component or the property,
based on the estimated remaining useful life of such system or component
as described in paragraph (1) of this subsection adjusted for completion
of repair and replacement immediately necessary and proposed as described
in subparagraphs (A) and (B) of this paragraph. The SCR must include
a separate table of the estimated long term costs which identifies
in each line the individual component of the property being examined,
and in each column the year during the term in which the costs are
estimated to be incurred for a period and no less than 30 years. The
estimated costs for future years should be given in both present dollar
values and anticipated future dollar values assuming a reasonable
inflation factor of not less than 2.5% per annum.
Cont'd... |
