The Interior Elements Section of a PCR (E2018-24 9.4.10): Common Areas, Representative Suites, Finishes and What Is Tenant Work

E2018-24 gives each building system an observations paragraph (what the field observer identifies and reports) and an out-of-scope paragraph. This page paraphrases both for the interior elements section, lists the deficiencies that recur in published reports, gives the expected useful lives the HUD CNA e-Tool table assigns to the common components (with the Fannie Mae 4099.F value where it differs), and says what lands in Table 1 versus Table 2. It is written for the person writing section 3.7 of the report.

What the guide asks the observer to identify

Common-area finishes (lobbies, corridors, restrooms, stairs) and their condition and vintage; a representative sample of tenant spaces with the sampling basis stated; floor, wall and ceiling finishes; doors and hardware; stairs, treads and handrails; and evidence of water damage, wear or deferred maintenance. Out of scope: tenant-owned fixtures and equipment, process equipment, and finishes behind furniture or stored items.

What recurs in published reports

• Stained ceiling tiles that mark a roof leak's location; leave them until the roof repair is confirmed watertight, then replace so a recurrence shows.
• Worn corridor carpet at a vintage past its life.
• Dated finishes in a vacant suite that will need a full fit-out to lease, which is a marketing observation rather than a deficiency.
• Worn stair treads and nosings, a life-safety item.
• Restrooms without grab bars, which cross-reference the accessibility screen.
• Suites not accessed, listed by number with the reason.

Useful lives the reserve table uses

Component	HUD EUL (yrs)	Fannie 4099.F (yrs)	HUD table row
Carpet, common areas	6	7	3.7.1.1.11
Carpet tile, common areas	10	10	3.7.1.1.11
Ceramic/porcelain floor tile, common	40	50	3.7.1.1.6
Acoustic tile ceiling	15	20	3.7.1.1.12
Interior paint, common areas	15	7	3.7.1.1.3
Interior doors, solid core	30	30	3.7.1.2.2
Rubber stair treads	15	not listed	3.7.2.4.5
Tenant space finishes (typically tenant improvement)	10	7	3.7.2.1

Expected useful life is the table value; remaining useful life is the observer's opinion and the report says which basis each line uses. See the reserve table explained and the HUD table.

Table 1 or Table 2

Table 1 carries specific repairs in common areas: treads, damaged doors, a hazard the observer saw. Table 2 carries common-area finish cycles by installation year (carpet, paint, ceiling tile). Tenant-space finishes are described, and typically listed in Table 2 with no cost and an exclusion stating that they are tenant improvements or leasing costs, so the reader sees they were considered. Ceiling tile replacement below a leak is usually below the threshold and is stated as routine maintenance tied to the roof repair. See cost categories.

Writing the section

Description first (what the system consists of and the basis for its stated age, with the source), then observations and analysis (what was seen and why it matters), what the point of contact reported, what was not observed and why, then recommendations that point at the table lines. Every statement carries its source. Baseline PCR drafts the section in that order from the field notes, photographs and documents, computes the lines, and leaves the rating, the RUL opinions and the categories for the reviewer to confirm; the sample report shows section 3.7 for a 1985 office building. The walkthrough checklist covers the field side.