Multifamily Construction Inspections - Buffalo Office Area

THIS IS A SOURCES SOUGHT NOTICE ONLY. This is not a request for offers, quotes or proposals. This notice does not represent a commitment by the Government to issue a solicitation or award a contract. This is a market research tool only to determine the capability of potential sources. THE PROPOSED CONTRACT ACTION IS A HUBZONE SET ASIDE, NON COMPETITVE 8(a) The Department of Housing and Urban Development (HUD) is contemplating establishing a contract under NAICS Code 541310 - (Architectural Services), and the Small Business Standard is $7 Million ), PSC Code C219 - Architectural and Engineering - General, for Multifamily Construction Inspections - Buffalo HUD Office covering the following 40 New York State counties under the Buffalo Office Jurisdiction (New York State): Niagara, Orleans, Erie, Genesee, Wyoming, Chautauqua, Cattaraugus, Allegany, Monroe, Wayne, Livingston, Ontario, Seneca, Yates, Steuben, Schuyler, Chemung, Jefferson, Lewis, Hamilton, Herkimer, Oneida, Oswego, Onondaga, Madison, Cayuga, Cortland, Otsego, Thompkins, Chenango, Tioga, Broome, Delaware, St. Lawrence, Franklin, Clinton, Essex, Warren, Washington, Saratoga, Fulton, Montgomery, Rensselaer, Schoharie, Albany, Greene, Columbia, Schenectady (see attached map) This is a new requirement. A Performance Work Statement (PWS) will be issued for a non-competitive 8(a) Contractor. This is HUBZone set aside. BACKGROUND 1.1 The U.S. Department of Housing and Urban Development (HUD) provides funding for, or insures financing of, the construction of new MF projects or the repair or rehabilitation of existing MF projects, as authorized by several sections of the Housing Act of 1959 (HA), National Housing Act (NHA) and National Affordable Housing Act (NAHA), as listed below: Section 207(M) -Manufactured Home Parks Section 221(d)(3) and (4) -Multifamily Rental Housing for Moderate-Income Families Section 232 -Nursing Homes, Intermediate Care Facilities, and Board and Care Homes Section 202 or 811-Housing for the Elderly (202) or for Persons with Disabilities (811) Section 220-Mortgage Insurance for Urban Renewal Areas Section 223(f) - Mortgage Insurance for the Acquisition or Refinancing of Multifamily Rental Apartments 1.1.2 HUD is required to perform periodic property inspections of MF projects throughout the entire construction and/or rehabilitation phase and during the warranty periods. Also, HUD is required to assist other parties (owner, sponsor, builder, supervisory architect, Mortgage Company, etc.) in utilizing HUD forms and procedures relative to the construction contract administration phase of MF project development. 1.1.3 The purpose of this contract is to obtain services of a contractor who shall perform services as HUD's representative conducting the required inspections and to perform various HUD construction contract administration tasks (review change orders, payment requests, schedules, etc.). Inspections shall be made to evaluate the builder's and supervisory architect's performance, to obtain construction in accordance with the construction contract documents, and to report on conformance with prevailing wages (when applicable) and other construction contract requirements. For HUD construction contract administration tasks, the contractor shall serve as HUD's construction representative for completing various portions of HUD forms, procedures and other related tasks. The contractor's work products shall provide HUD with the field/site data necessary to make informed decisions regarding the construction phase of the HUD multifamily insurance underwriting process. 1.2 SCOPE OF WORK The contractor shall provide all necessary technical and clerical services, facilities, materials, supplies, travel, equipment, supervision, and personnel and other items and services, except as may be provided by HUD and identified below, to perform the services as defined in this contract. HUD will pay the contractor a flat fee per inspection (per site visit) as set forth in the contract, and HUD will reimburse no expenses to the contractor, unless specifically identified elsewhere in this contract. 1.3 PERSONNEL The contractor is responsible for ensuring the contract manager and inspectors are thoroughly familiar with all HUD programs and procedures as they apply to the duties of the HUD representative (also called "HUD Design Representative" or "HUD Inspector" in HUD handbooks, specifically 4460.1 and 4435.01, and the MAP Guide) and that they remain abreast of all changes to applicable handbooks, publications and forms. As the HUD representative on the project site, the contractor shall be responsible for assisting other parties (owner, sponsor, builder, supervisory architect, mortgage company, etc.) in utilizing HUD forms and procedures relative to the construction contract administration phase of the multifamily project development. ? 1.3.1 Contract Manager. The contractor shall provide a contract manager who shall be responsible for the performance of the work. The name of this person and an alternate who shall act for the contractor when the manager is absent shall be identified in Section I, 1.12, Key Personnel. These personnel shall be designated in writing to the Contracting Officer within seven (7) business days of contract award and prior to revision. 1.3.1.1 The contract manager or alternate shall have full authority to act for the contractor on all contract matters relating to daily operations of this contract. 1.3.1.2 The contract manager or inspector shall be available during normal duty hours in accordance with Section C.1.6 to discuss problem areas with the Government Technical Representative (GTR), Government Technical Monitor (GTM), and /or the HUD Construction Manager (HUD CM) and, if necessary, to meet with one or more of them in the local HUD office at no additional cost to the government or to the price of inspection services. 1.3.1.3 The contract manager shall possess at least three years of experience in managing and overseeing employees who perform multifamily construction inspection activities. The contract manager shall also have at least three years experience in performing multifamily construction inspection services. 1.3.1 Employees. The contractor shall recruit, hire, train and supervise qualified employees. The Contracting Officer shall have the authority to restrict the assignment of any individual as an employee under the contract or any subcontracts who is identified as a potential threat to the health, safety, security, general well-being, mission of the Department or its staff, or whom HUD may determine has any actual or potential conflict of interest. 1.3.2.1 The contractor, its staff, and the subcontractor personnel shall present a neat and clean appearance and be easily recognized. This may be accomplished by wearing appropriate badges that contain the company name, employee name, and photo or any other method of identification. The contractor's employees and subcontractors shall not indicate they are agents or employed by HUD, rather that they are under contract with HUD. 1.3.2.2 The contractor shall certify to the Contracting Officer that the inspectors meet the below-stated minimum qualifications. Such certification shall be made within seven (7) business days after contract award and seven (7) business days after hiring a new inspector; but, in any event, prior to any inspector performing inspections. These employees, along with the contract manager, shall be considered Key Personnel. The contractor shall not substitute Key Personnel without prior approval of the Contracting Officer. 1.3.2.3 All inspectors shall possess recent (generally considered to be within the past three [3] years) satisfactory MF experience related to the specific tasks required by this contract. Experience shall include a record of performing acceptable on-going construction and guarantee/warranty inspections and HUD-related construction contract administration tasks as required by this contract. The experience shall clearly reflect the inspector's knowledge of and familiarity with HUD regulations and handbook requirements to ensure compliance with them by the builder and supervisory architect. The complexity of some projects may mandate that they be assigned to an inspector whose background indicates the ability to perform those inspections. 1.3.2.4 When the contractor has assigned an inspector to a project, that inspector shall continue to conduct all inspections at the property through final completion of construction phase and the two guarantee/warranty inspections. If, due to unforeseen circumstances, it becomes necessary to substitute an inspector assigned to a project, the contractor shall inform the GTR at least seven (7) days prior to the scheduled inspection. 1.3.2.5 The contractor shall not employ or subcontract with any person who is a current or former civilian employee of the U.S. Government if the employment of that person would create a conflict of interest, an appearance of any conflict, or otherwise conflict with Department restrictions. The HUD Office of Counsel must approve employment of any person who is a current or former civilian employee of the U.S. Government. 1.4 CONTRACTOR QUALITY CONTROL 1.4.1 The contractor shall establish and maintain a complete quality control (QC) plan to ensure the requirements of the contract are provided as specified. One (1) copy of the contractor's QC plan shall be provided to the Contracting Officer and one (1) copy to the GTR not later than the post-award conference. The contractor shall provide a complete copy to the Contracting Officer and GTR as any updates/changes occur. The contractor shall retain copies of all documents/records generated in the QC process for at least one (1) year after expiration of the contract, and shall present them to the Contracting Officer upon request. 1.4.2 At a minimum, the QC plan shall: 1.4.2.1 Specify all services to be reviewed which shall include oversight of inspectors to ensure timely quality work. 1.4.2.2 Indicate whether services are to be reviewed on a scheduled or unscheduled basis. 1.4.2.3 Explain how reviews are to be conducted. 1.4.2.4 Identify name(s) and qualifications of the individual(s) responsible for performing the QC reviews, and the specific areas/services to be inspected by such individuals. 1.4.2.5 Assure that MF projects are inspected and that HUD construction contract administration services are completed in accordance with all relevant HUD handbooks, requirements and procedures. 1.4.2.6 Guard against dishonest, fraudulent or negligent acts. 1.4.2.7 Guard against errors and omissions by officers, employees or other authorized persons. If a problem is identified, the contractor shall promptly take appropriate action to correct the problem. The contractor shall keep a record of any such errors and omissions. At the request of the GTR/GTM, the contractor shall make these records available for review. The contractor shall design its quality control system to assure its staff complies with HUD's handbooks, requirements and procedures. 1.4.2.8 Guard against potential conflicts of interest. 1.4.2.8.1 When performing inspections or construction contract administration tasks, the contractor may become privy to privileged information about builders and design architects involved with HUD MF projects. This privileged information shall not be used by the contractor (or anyone connected with the contractor) against HUD or anyone listed in 1.1.2, above. 1.4.2.8.2 The contractor, or any of its employees, shall not have any financial interest, direct or indirect, in any contract (other than this contract) with respect to any HUD MF property that has been assigned to this contract. 1.4.2.8.3 The contractor, or any of its employees, shall not be assigned and cannot perform inspections on projects in which they currently serve as the design and/or Supervisory Architect 1.4.2.9 Identify methods for selection of qualified inspectors. 1.4.2.10 Provide a method to identify deficiencies in quality of services performed and take corrective action before the level of performance becomes unsatisfactory. 1.4.2.11 Ensure the complete documentation of all quality control reviews and any corrective action required. The contractor shall establish and maintain files for such documentation throughout the term of this contract. The filing method shall be such that all information relative to quality control inspections is logically grouped together and readily accessible. The files shall be made available to HUD upon demand during the contractor's regular business hours. The files shall be turned over to HUD within ten (10) business days of request. 1.5 PHYSICAL SECURITY The contractor shall be responsible for safeguarding all government property, primarily multifamily project construction contract documents, data and inspection records, and other related information. The contractor shall be held liable for loss or misuse of government property due to causes such as neglect, negligence of employees and subcontractors, failure to secure property, or other misconduct by the contractor. 1.6 HOURS OF OPERATION The contractor shall be able to provide service from 8:00 AM to 4:30 PM, Pacific time, Monday through Friday, with the exception of recognized Federal holidays. SECTION C-2 DEFINITIONS 2.1 GENERAL DEFINITIONS 2.1.1 Construction Manager (HUD CM) - the HUD employee in the Buffalo MF Office who is responsible for the proper performance of all functions relating to inspection. The Construction Manager keeps informed of the general progress of the work on all projects during the construction stage and guarantee period and is familiar with any problems involved. The HUD Construction Manager is also a designated GTR/GTM (Contracting Officer Technical Representative or COTR) and is appointed in writing by the Government, but is referred to herein as the HUD CM. 2.1.2 Contract Manager - the individual employed by the contractor and designated to administer the terms and conditions of the contract. 2.1.3 Contracting Officer (CO) - a person with the authority to enter into, administer, and/or terminate contracts and make related determinations and findings. 2.1.4 Contractor - the individual, partnership, corporation, or other entity that is the party subject to the terms and conditions of this contract, and also is referred to as HUD's Representative. 2.1.5 Days - calendar days unless otherwise specified. 2.1.6 GTM - the Government Technical Monitor appointed in writing by the Government. The GTM, for purposes of this contract, is subordinate to the GTR and assists the GTR in monitoring the contractor's performance. The GTM will provide project-specific technical clarification, assistance, and direction to the contractor in the performance of duties of this contract. The GTM provides technical advice and assistance to the GTR. 2.1.7 GTR - the Government Technical Representative appointed in writing by the Contracting Officer. The GTR monitors compliance with the provisions of this contract. See Section G. 2.1.8 HUD - the U.S. Department of Housing and Urban Development. The terms "Department of Housing and Urban Development," "Department," "HUD," and "Government" shall be synonymous and may be used interchangeably in this contract. ? 2.1.9 HUD Capital Advance Program - a program whereby HUD provides direct funding for construction, acquisition, or rehabilitation of a housing project. 2.1.10 HUD-Insured Program - a program where HUD provides mortgage insurance to the mortgagee for construction, acquisition, or rehabilitation of a housing project. 2.1.11 Performance Assessment - a planned and systematic pattern of all government actions to provide confidence that adequate technical requirements are established, products and services conform to established technical requirements, and satisfactory performance is achieved. 2.1.12 Quality Control - those actions taken by a contractor to control the production of outputs to ensure that they conform to the contract requirements. 2.2 TECHNICAL DEFINITIONS 2.2.1 AIA - the American Institute of Architects, 1735 New York Ave., NW, Washington, DC 20006. 2.2.2 Application - the HUD-92013, Application for Multifamily Housing Project, and other required exhibits that are submitted by a sponsor or the mortgagee of record to a HUD Office to request issuance of a processing letter (SAMA, Feasibility Letter, Conditional Commitment, or Firm Commitment). 2.2.3 Architect - the architect providing services to the sponsor/owner under the terms of the AIA-B181, Owner-Architect Agreement. 2.2.4 Builder - the General Contractor hired by the sponsor/owner to construct the project under the terms of the construction contract and in accordance with contract documents. The term "builder" is used in this contract to avoid confusion when the contractor's role is discussed. 2.2.5 Certificate of Occupancy - a certificate allowing occupancy issued by a local building department for a structure or structures for which a building permit has been issued. 2.2.6 CFR - Code of Federal Regulations. 2.2.7 Contract Administration - the monitoring of the performance of the contractor by the GTR, GTM and Contracting Officer relative to the tasks performed under this contract. 2.2.8 Construction Contract - the construction contract applicable to the particular project for which HUD is providing funding or mortgage insurance and which HUD requires (typically a contract between the builder and project owner or sponsor). 2.2.9 Construction Contract Administration - the supervisory architect's administration of the contract between the builder and project sponsor/owner in the construction of any MF project. HUD construction contract administration tasks, to be performed by the contractor as HUD's Representative, are defined in paragraph 5.4 of this Section. 2.2.10 Construction Inspection Services - monitoring the construction and construction contract administration and performing related functions for the purpose of protecting the Department's interest. 2.2.11 FHAG - Fair Housing Accessibility Guidelines. 2.2.12 Final Closing - the final completion of all HUD project development forms, procedures, terms and conditions per HUD legal and programmatic requirements. This occurs after completion of project construction and cost certification. ? 2.2.13 Final Completion of the Work - the time when all work under the owner's/sponsor's construction contract is 100 percent complete, except work items beyond the builder's control which are accepted as delayed items of completion. It is formalized as the date the contractor signs the final HUD-95379, HUD Representative's Trip Report, provided that the trip report is subsequently accepted by the GTM and the HUD CM. 2.2.14 HUD Inspection Procedures - paragraphs 3-1 through 3-17 in Chapter 3, Architectural Inspection, of HUD Handbook 4460.1 REV-2, Architectural Analysis and Inspections for Project Mortgage Insurance; HUD Handbook 4435.01 REV-1, Project Construction and Servicing Before Final Closing; and the MAP Guide. (Chapter 13 and other chapters or appendices) Required reporting via the HUD-95379, HUD Representative Trip Report, is to be completed for each inspection per HUD Multifamily Underwriting Reports and Forms Catalog, or per instructions included on the form. The definition of "signature" in the instructions for the completion of the HUD forms may include "electronic signature". 2.2.15 Initial Closing -the initial endorsement of a HUD project for loan insurance or for a direct loan which normally occurs prior to the commencement of construction. The legal documents, loan forms, construction contract, and other required instruments are signed at this meeting. 2.2.16 Item(s) of Delayed Completion - construction-related work items beyond the builder's control to complete. Identified by the contractor at final completion of the work (see 2.2.13). 2.2.17 Latent Defect(s) - defective or non-conforming work item(s) not observed during construction. Identified by the owner's architect and the HUD inspection contractor at either the 9-month or 12-month warranty inspection. 2.2.18 MAP Guide - HUD's guide to the Multifamily Accelerated Processing (MAP) program. Available online at: www.hud.gov/offices/hsg/mfh/map/mapguide/mapguide.cfm 2.2.19 Pre-closing Conference - the meeting HUD will conduct, if necessary, with the lender, owner/sponsor, builder, contractor, accountants, and others to assist in reaching the project's final closing in a timely manner. 2.2.20 Pre-Construction Conference (PCC) - the meeting attended by the contractor; builder; builder's subcontractors (if possible); supervisory architect; owner/sponsor; consultants (if any); mortgage company (if applicable); and HUD Housing Development staff to discuss the construction contract documents and applicable HUD requirements. Required for every project and should precede the initial start of construction (if possible). 2.2.21 Project - the land or leasehold and existing or proposed improvements described in an application for mortgage insurance or capital advance. 2.2.22 RESERVED 2.2.23 Sponsor/Owner/Mortgagor - the individual or entity planning the project whose name appears on the Construction Contract and other applicable project documents. 2.2.24 Start(s) of Construction - "Initial Start of Construction" is defined as the beginning date of the initial site preparation. This date is used in connection with the Labor Standards and prevailing wage requirements, when the construction contract work commences with initial site clearance or other preliminary site work for proposed construction projects. The "Start of Permanent Construction" is defined as the first day that permanent on-site building elements were put in place (footings, foundations, pilings, utility lines, etc., but not excavation, forms or trenching, including demolition of portions of the existing building for substantial rehabilitation projects). Builder documents "initial" and "permanent" construction start dates via appropriate correspondence to the contractor. 2.2.25 Supervisory Architect - the architect identified in AIA-B181 to perform construction phase administration of the construction contract. 2.2.26 Temporary Certificate of Occupancy - a certificate issued by a local building department for a structure or structures for which a building permit has been issued (allows early occupancy and prior to issuance of Certificate Of Occupancy). 2.2.27 UFAS - Uniform Federal Accessibility Standards. SECTION C 3 GOVERNMENT FURNISHED ITEMS AND SERVICES 3.1 CONSTRUCTION-RELATED DOCUMENTS 3.1.1 After the contractor has been assigned a project, the GTM will provide to the contractor, copies of construction related documents pertinent to the type of HUD program the project is funded or insured, which are necessary for the contractor to inspect and perform construction contract administration tasks for the assigned HUD MF projects. Construction related documents forwarded to the contractor, depending on the program type, as determined by the GTR/GTM are as follows: 3.1.1.1 Set 3 of the HUD-approved construction drawings and specifications 3.1.1.2 Construction contract between the builder and the owner/sponsor 3.1.1.3 Supervisory Architect's Contract, AIA Document B-181 with HUD Amendment (Appendix 2) 3.1.1.4 Drawings, specifications, and contract pertaining to offsite improvements (if applicable) 3.1.1.5 Escrow Agreement for Offsite Facilities (if applicable) 3.1.1.6 Contractor's and/or Mortgagor's Cost Breakdown - Schedules of Values, Form HUD-2328 3.1.1.7 Additional pertinent documents 3.2 WORK SPACE AT THE CONSTRUCTION SITE Work space at the construction site for HUD personnel and the contractor (as HUD's representative), is required by the addendum to the Building Loan Agreement and the construction contract for projects under construction. The contractor has the right of entry and free access to construction sites and to inspect all work and materials, equipment and fixtures furnished, installed or stored in and about the project at all normal working times during construction. The contractor shall immediately notify the GTR/GTM if it is denied such right of entry and free access. The contractor shall not attempt to resolve any dispute regarding entry and free access unless specifically instructed by the GTR/GTM to do so. 3.3 HUD AS-BUILT SET OF PLANS AND SPECIFICATIONS HUD provides a set of plans and specifications to the builder for use on the construction site (the builder's "record set"). The contractor shall use Set No. 3 of the plans and specifications during the construction period. The contractor shall conform this set to the builders "record set". Upon completion of construction the contractor shall return his set to HUD. This becomes the AS-BUILT SET. The builder's record set is retained on-site during construction, and is given to the sponsor/owner at the end of construction. Warranty inspections will be performed using HUD's AS-BUILT set of plans and specifications. ? SECTION C 4 CONTRACTOR FURNISHED ITEMS AND SERVICES All costs of performance under this contract are to be at the expense of the contractor, including the contractor's own materials, equipment, services, and transportation. SECTION C 5 SPECIFIC TASKS 5.1 GENERAL 5.1.1 HUD requires inspections and construction contract administration services for selected MF projects. The contractor shall perform construction compliance inspections of new or substantial rehabilitation construction projects (Sections 202/811, 207, 220, 221(d)3 and (d)4, and 232 projects) on a twice- once (1) per-month basis. 5.1.1.1 One of the monthly inspections shall include a monthly draw inspection and meeting attended by the supervisory architect, owner/sponsor, builder, consultants, and any other interested parties. The monthly inspections shall be scheduled with the GTM and shall be performed by the contractor throughout the full construction period (average 12-months). The twice-monthly inspection schedule may be adjusted (later or earlier than in the schedule) by the contractor or GTM, if there is a legitimate need for adjustment. Any such change shall be mutually acceptable to both parties. 5.1.1.2 The contractor shall monitor, evaluate, and record the performance of the supervisory architect and the builder and perform HUD construction contract administration duties as required. 5.1.1.3 The contractor shall make additional (more frequent) inspections at the site of MF housing projects upon direction by the GTR. The contracting officer must authorize such additional inspections in the appropriate task order for that project prior to the GTR/s direction to the contractor. 5.1.2 The contractor shall also perform guarantee/warranty inspections. Each HUD MF project, after completion of construction, is typically covered by a one (1) year warranty against latent defects. Two (2) guarantee/warranty inspections are usually conducted during the warranty period: one (1) close to the 9-month and another not later than the tenth day of the 12th month anniversary dates of the completion of construction. Warranty inspections identify latent defects and check items of delayed completion. During these inspections, the contractor shall identify latent defects in materials and/or workmanship per the construction documents for repair/replacement under warranty, as well as identify any improper maintenance and casualty damage. Contractor shall verify completion of any approved items of delayed completion (and sign Release of Escrow if applicable). 5.2 SECTION 223(f) INSPECTIONS 5.2.1 When HUD requires, the contractor shall perform inspections of projects funded or endorsed under Section 223(f) of the National Housing Act. Inspections may be attended by the owner, the architect, builder, consultants, and any other interested parties. Each inspection shall be performed in response to a request for a release from the repair escrow. The inspection authorizing the release of all the funds in the repair escrow shall be considered the final inspection. 5.2.2 General Information. HUD may elect, during two (2) processing stages, when repairs, replacements, and improvements (required repairs) may/must be made. These periods are: 5.2.2.1 Conditional Commitment - This optional processing stage is typically only used for purchase transactions where the buyer is not known. The contractor shall follow the same procedures as when required repairs are made at firm commitment. 5.2.2.2 Firm Commitment - A firm commitment will always be issued whether or not a conditional commitment is issued. The commitment to insure upon completion, FHA-2453MM, must be valid and outstanding until project closing. All repairs must be completed before closing, except where HUD's firm commitment provides for completion of non-critical repairs after closing. An escrow is always required for completion of any repairs after closing. 5.2.3 Contractor's primary responsibility - Monitor and report the completion of repairs and compliance with commitment/endorsement/closing document conditions, report any conditions that contribute to mortgage risk, and monitor the builder's performance. The contractor shall perform an inspection to confirm that critical repairs have been completed prior to loan closing, if requested by the GTM. 5.2.4 The GTM shall provide the following documents to the contractor, as applicable, as reference documents in performing the critical or non-critical inspections: 5.2.4.1 Conditional or firm commitment, or the Escrow Agreement where endorsement has occurred 5.2.4.2 List of required repairs (work write up) 5.2.4.3 Specifications and drawings (if provided by the owner) 5.2.4.4 Schedules of Values (required only for projects with repairs delayed after endorsement) 5.2.4.5 Progress Schedule (required only for projects with repairs delayed after endorsement) 5.2.4.6 Schedule of Delayed or Interrupted Occupancy or Income (required only for projects with repairs delayed after endorsement) 5.2.5 Trip reports shall be filed on the HUD-95379 for each inspection. The contractor shall complete the form and report on the following as applicable: 5.2.5.1 Non-compliance with provisions of the commitment or endorsement; e.g., work write up, specifications, drawings, and other documents listed in subparagraph 5.2.4 above. 5.2.5.2 Adverse conditions such as slow work completion, destruction of work, new regulatory requirements, and disputes. 5.2.5.3 Availability of use of facilities listed on the schedule of delayed or interrupted occupancy. Identify by dwelling unit (room number for care facilities) or other comprehensive description. 5.2.5.4 Municipal authorizations, such as permissions to occupy and use permits. 5.2.5.5 Critical repairs shall be completed and reported before endorsement as described in the MAP Guide HUD Handbook 4460.1, Rev. 2, subparagraph 5-6(D)(3) and 4435.01, Rev. 1, subparagraph 3-2. 5.2.5.6 Items of Delayed Completion. Provide a detailed list of any exterior work for delayed completion, the recommended escrow amount, and the recommended completion date. The date for completion of items of delayed completion shall not be later than 12 months after endorsement. 5.2.5.7 Guarantee Inspections - When the owner uses a builder, rather than its own staff, to carry out repairs, conduct guarantee inspections to discover and require correction of latent defects within 1 year of the date of final completion of all repairs. 5.2.5.8 Detailed narrative of observations, not addressed above, made during the site visit in accordance with paragraph 5.3.4.3 below. 5.2.6 Progress payments - If progress payments (partial release of escrow) are to be made for completion of repairs after endorsement, they shall be based on the HUD-approved Schedules of Values, prior to releas...