ATTACHMENT 4 Boarding Service Requirements
Mortgagees should not board a property unless they have prior written approval from the M&M contractor, and/or:
•The property is severely damaged by fire, flood or other natural disaster; •The property should be secured for safety reasons; •The property is in a high vandalism area and boarding is the only reasonable means to protect the security of the property; •The property is located in a pre-approved boarding area.
When boarding is appropriate, all first floor windows and doors and all basement windows and doors should have plywood covering the entire opening and frame. The covering should be secured with carriage bolts. Eliminate any health and safety hazard caused by any protruding bolts used to secure boarding. The use of nails is prohibited. The cost of boarding properties is not included in the maximum allowable limit per property. Before and after photographs are required. HUD will not reimburse the Mortgagee for unauthorized boarding. Mortgagees should request prior written approval from the M&M contractor if the cost of securing a severely damaged property exceeds $550.
There should be no boarding above the first floor unless entry is possible without use of a ladder, and the opening is large enough for a person to easily pass through. Openings above the first floor that do not meet this test should be secured but not boarded. Second story and higher openings are typically accessible only from attached properties, stairwells or fire escapes. If security bars are located on windows/doors, boarding is not required. Openings too small for a person to pass through, particularly pet openings in doors, should be secured but not boarded. To ensure that no hazards exist, remove all broken glass from the windows and surrounding interior and exterior areas.
All properties should be boarded in accordance with local codes. If local codes differ from HUD requirements herein, local codes supersede.
For the purpose of this document, the definition of united inch is length plus width.
I.Specifications for Plywood Boarding 1.Exterior Plywood should be of un-sanded CDX grade. 2.Plywood thickness should be 1/2” for window openings, 5/8” for door openings and 3/4” for sliding door and French door openings. When extra large window openings are encountered use 5/8” or 3/4” as necessary. 3.All holes should be drilled to accommodate bolts. The holes in the top of the plywood should be 12” down from the top and 20% of the width of the plywood cover, in from the side. 4.The holes in the bottom should be 25% of the height of the plywood, up from the bottom and the same distance in from the side as the top. 5.Carriage bolts mated with nut and two three inch flat washers as shown in the side view. Washers to be of sufficient size to fully accept the square portion of bolt beneath head. Bolt and mating hardware may be galvanized or cadmium plated. 3/8” x 12” bolts should be supplied with each 2’8’ door, 3’0” door, and glass sliding door cover. 3/8 x 10” bolts should be supplied with the rest. 6.2” x 4” lumber should be graded and should be a minimum of 16” longer than the width of the plywood cover. (Note: 2x4s will be drilled with 1/2” diameter holes that line up with the holes in the plywood covers.) 7.All windows and doors, except the front door, through which access to the interior of the dwelling is made, should be secured. All window boards will be cut to fit inside the concrete block or brick opening with a maximum 1/8” clearance. THE PLYWOOD COVERING SHOULD BE OF ONE CONTINUOUS PIECE WHEN POSSIBLE. 8.All fabricated parts and ancillary materials become property of the Department of Housing and Urban Development. 9.All coverings are to be fabricated according to the attached drawing and specifications. II.Boarding Windows 1.Except as noted below, all window sashes, frames, glass and hardware are to be undamaged by the boarding installation. 2.All screen inserts are to be removed, marked as to location and stored in a convenient closet or in the utility room. 3.In all cases where it is possible to adjust the position of the sashes to accommodate the specifications for boarding above, the sashes are to remain in the frame. 4.In instances wherein the sashes cannot be adjusted to accommodate the boarding specifications above, the sashes are to be removed from the frames and stored in a convenient closet or in the utility room. This includes all stationary lights secured by stops. 5.In cases wherein the sash cannot be removed and/or the frame is permanently built into the house and cannot be removed (i.e., Fenestra windows) it will be necessary to break the corner panes to accommodate the boarding and bolts. If the location of bolt holes, in the plywood, requires modification because of the muntin bar (a small bar that divides a windows glass), these locations are to be modified. In no case, in any type of window, is any sash or frame part to be damaged. 6.In all instances where items should be removed from the frame and stored, the items should be clearly marked as to the area from which it was removed. 7.All items are to be stored on edge and braced to prevent accidental tipping, sliding, etc. In no instance is any item to be stored laid flat. 8.Hinged windows are to be completely removed from the frame and stored as stated in (7) above. If possible the hinge pins are to be removed and remain with the removed item. 9.Faced nailing of panels to wood frame windows is prohibited.
Below you will find the most current HUD specs, issued in 2010. Below this section is a copy of the previous HUD specs issued in 2008. When the 08 specs came out there were almost 80 pages and offered considerable detail (maybe too much detail) The 2010 specs only have 16 pages and very little detail. All too often when questions arise HUD reverts back to the 08 specs to clarify. I’m not saying the 08 specs are still active, all I’m saying is they can be helpful sometimes.
Warning; Like the pool cover specifications HUD has all but eliminated the construction specs for boarding windows and doors. If you are familiar with the 08 specs HUD was very specific regarding what they expected when boarding. Be careful not to water down the process to much, your clients may have their own rules and guidelines to follow. The only real advantage I see with the new specs is we are not being instructed to always use four carriage bolts and two 2”x4” cross members supports. Otherwise I would probably keep with video instructions and stay away from nailing or screwing boards to the structure.
10-18ml (2010 update)
Reimbursement for boarding is provided on a “per opening” basis, up to the maximum allowance per property. The Mortgagee shall be reimbursed for boarding when the following conditions are met:
The property has been secured for safety reasons; and
The property is in a high vandalism area and boarding is the only reasonable means to protect the property.
The following specifications shall be followed:
Windows: Secured with ½” plywood or equivalent
Doors: Secured with 5/8” plywood or equivalent
Other Openings: French doors and sliding door openings should be secured with ¾” plywood or equivalent.
All openings shall be boarded. If security bars are located on windows/doors, boarding is not required. Small openings, such as pet openings in doors, should be secured but not boarded.
Eliminate any health and safety hazard caused by any protruding bolts used to secure boarding and/or any broken glass.
If local codes differ from HUD requirements above, contact the MCM for direction.
HUD Question and Answers updated 1-31-11
41) Is HUD eliminating the pre-approved boarding areas and preferring to always reglaze
except in the case of severe damage or high vandalism?
Answer – If local law or ordinance requires boarding, the propertymust be boarded.
53) The specifications provided in the new letter indicate that openings should be
secured with “plywood or equivalent.” Is HUD recognizing particle board (OSB) as
an acceptable alternative to plywood?
Answer – No, HUD does not consider this an equivalent alternative.
54) The directive in Exhibit A, Section E states "all openings shall be boarded" is in
conflict of earlier passage under securing which indicates the mortgagee is
responsible for replacing a broken window-pane (re-glazing), unless the opening is
to be boarded. Please confirm intent and which action is desired.
Answer – Re-glazing is the preferred method of securing a broken window or glass
opening, unless required to be boarded by local code or ordinance.
55) The letter states “small openings, such as pet openings in doors should be secured
and not boarded.” If there is not an existing lock present, how would HUD want this
action to be performed?
Answer – The mortgagee should provide security, as required, to prevent unauthorized
56) In Exhibit A, Section B, it states that if local codes differ from HUD requirements for
boarding, the mortgagee should contact the MCM for direction. Is the MCM to be
contacted prior to work being completed on a property or after the work is
Answer: Contact with theMCM is not required unless the repair needed to prevent
further damage results in costs for a one time major event of $1,500, or in aggregate
exceeds $2,500. The mortgagee should provide documentation to support P&P work
completed as per local code requirements.
57) Awaiting response from the MCM could delay the protection of the property leading
to further vandalism or damage. Please advise how this potential delay should be
Answer – The mortgagee should repair or secure as necessary to protect the property
and prevent damage. The mortgagee should provide appropriate documentation to
support the expenditure.
58) Please confirm the previously existing pre-approved boarding areas (i.e. certain zip
codes within Chicago, IL) no longer exist.
Answer – The mortgagee is responsible for adhering to local code and ordinance
requirements regarding boarding, other propertymaintenance and security
59) If local code does not dictate boarding requirements yet it is known the property is
located in a high vandalism area, should the property be boarded? If so, what type
of documentation should be provided to support the decision to board?
Answer – If the property is located in a high risk vandalism area and/or previously
re-glazed windows have been broken, it would be in the best interest to board the
property unless local ordinances do not allowing for boarding. Documentation to
support this action could include crime statistics for the area or proof that windows
had been previously re-glazed and subsequently broken.