The Site Section of a PCR (E2018-24 9.4.1): Paving, Drainage, Flatwork, Lighting and Utilities

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 site 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 3.2 of the report.

What the guide asks the observer to identify

Topography and the general drainage pattern; storm-water structures (catch basins, swales, retention) and their condition; ingress and egress and any traffic hazards; paving type, condition and approximate area, curbing and wheel stops; walks and other flatwork; parking count with accessible spaces and signage; landscaping, retaining walls, fences and site appurtenances; recreational facilities where present; site lighting; and the utilities serving the property (water, sanitary, storm, gas, electric, special systems) with where they enter. Out of scope: subsurface conditions, underground utility condition, and quantity take-offs to confirm the owner's parking count or paved area.

What recurs in published reports

• Alligator (fatigue) cracking, which indicates base failure rather than surface wear and is priced as cut-out and overlay, not seal coat.
• Potholes and raveling at curb cuts and drive aisles.
• Catch basins full of sediment and a stain ring showing standing water; the escort will usually confirm where it ponds.
• Spalled or displaced concrete curbing, especially at dumpster pads and loading areas.
• Heaved or root-lifted walk panels with a measurable vertical offset; on an accessible route these are usually immediate items.
• Faded striping and deficient accessible-parking signage and access aisles.
• Dumpster enclosure gates off their hinges.
• Dead wall packs and pole lights, reported rather than observed if the visit is in daylight.

Useful lives the reserve table uses

Component	HUD EUL (yrs)	Fannie 4099.F (yrs)	HUD table row
Asphalt pavement (mill and overlay)	25	25	3.2.4.1
Asphalt seal coat and crack fill	5	5	3.2.4.2
Concrete pavement	50	50	3.2.4.3
Concrete curbing	50	50	3.2.4.5
Parking striping	15	5	3.2.4.8
Concrete sidewalks	50	50	3.2.5
Pole-mounted site lighting	10	25	3.2.8.2.8
Building-mounted HID lighting	10	20	3.2.8.2.10
Dumpster enclosure, wood	12	12	3.2.6

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 localized repairs: base repair and overlay of a failed area, pothole patching, curb replacement, walk-panel replacement, catch-basin cleaning, restriping of accessible spaces, gate repair, dead fixture replacement. Table 2 carries the cyclical and end-of-life items: seal coat on its cycle, mill and overlay of the whole lot when the last overlay's age reaches the useful life, lighting replacement, the dumpster enclosure, and striping on its cycle. A lot that is alligatored across most of its area is a Table 2 item pulled forward, not a Table 1 patch. 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 3.2 for a 1985 office building. The walkthrough checklist covers the field side.