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 Click HERE to find out when HUD is conducting your next Pre-REAC inspection.

Taking the Stress Out of Distressed!

Appeals starting at $275.  We specialize in properties that have failed one or more REAC Inspections.  We focus your resources so you are not spending money on low priority repairs at the expense of high point low cost repairs.

We develop a REAC1 Plan of Action.  The Plan may include a Pre-REAC inspection and or repairing none, some or all of the deficiencies depending on your needs, capabilities and budget.  We provide construction services BELOW local contractor rates.

We risk a good percentage of our fees on your success including doing your appeal for free if you didn't get the target score.  We know your needs from not just being in business for many years but because it is much more than a job we are not happy unless you are.  

Our well-vetted well-equipped teams of Pre-REAC Defect Repair Specialists are located in the Midwest, Mid-Atlantic, New York City, and Florida. They can be at your location with short notice and will stay until the job is done and done right.  We carry the proper insurance, respect your property, and with a minimum disruption to your residents' comfort.

Our personal service, competitive prices, overall value, and Code of Ethics are why our customers won't go anywhere else.

REAC Property Consultants, LLC is not a Government Agency.

FREE consult! 

Appeals start at $275.00.  We can help you with your appeal of an unacceptable REAC score. Provided you notify us within a short time of receiving your REAC score, we have the experience necessary to identify mistakes by the REAC Inspector during the inspection process. We have been successful in obtaining appeals score reversals sufficient for a passing grade or high enough to avoid another inspection for two to three years. 

Appeals in the News December 28, 2018 article 

Appeals in the News December 12, 2018 article

Appeals in the News July 20, 2018 article

603-867-7322 (REAC)

A True Story

The REAC Inspector inspected a mid-rise that has large, vertical expansion joints filled with some kind of caulking material.  Due to the age of the building, each of these expansion joints has a 3/8 inch crack, which only affects the caulk - in other words, the masonry material is not damaged.

I recently consulted for a property who had failed a prior inspection with a 54. The inspector had identified this condition as Cracks and Gaps, Level 3. It carried a deduction of 10.7 points.  A Caulk and Mortar defect could have only been Level 2. The scoring value would have been 3.2 - a difference of 7.5 points - enough to make the difference between passing and failing.

The inspector also identified (by eyeball judgment only) a short water heater pressure valve leg which cost them 17 points. They claim that after the inspection, they measured the drip leg and it was within 17 inches of the floor - not more than 18.  This was a 17-point defect, which means they potentially lost almost 25 points on just two careless deficiency calls.

This property once had a 100 a few years ago.  HUD did not bother to investigate how the score dropped so much, they referred this property straight to enforcement and the large company that owns it now has a 2530 flag that has interrupted their acquisitions and sales of two properties, and cost them dearly.  

Since they had never failed an inspection, they were AFRAID to appeal. They did not want to rock the boat.

Learn About REAC Appeals

There are two type of appeals: a Technical Review and a Database Adjustment.  Watch a 12 min video Database Adjustments.  Watch a 10 min video Technical Reviews.  Additional Links below.


There is no charge to determine if REAC made mistakes and the potential increased score is sufficiently beneficial to you.  We would be more than happy to discuss your situation to determine the best course of action; an abbreviated appeal, no appeal, appeals or an on-site visit.  

We have over 30 years of working for and with the US Government.  We know how the system works and what it takes to be successful.

We Draft You Sign Appeal

REAC1 writes the draft of your appeals.  We use the applicable Federal regulations, guidelines, and other precedent to analyze the REAC Report deficiencies.  We also identify what supporting documents, such as letters from the Fire Chief, police Department, structural engineer, etc. you will need to support the appealed items.  

While our appeals have been very successful, every appeal is unique and requires special attention.  What we will not do is recommend an appeal if we believe that an appeal cannot be won.  We will write the best possible arguments to give you the best chance of winning.
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