HUD REAC Seeks Feedback on Expanded Property Inspection Standards

HUD’s Real Estate Assessment Center (REAC) has expanded the number of inspection items open for feedback from five items to 65 items before REAC fully implements HUD’s National Standards for the Physical Inspection of Real Estate (NSPIRE) model demonstration. This is part of HUD’s efforts to change the 20-year-old REAC physical inspection system to better reflect the physical condition of privately owned, HUD-subsidized housing. HUD is seeking PHAs and owners of private HUD-assisted multifamily properties to volunteer for its REAC pilot project.

The NSPIRE model has three major components:

• Three types of inspections: (1) self-inspections by PHAs and owners and agents of private, HUD-assisted multifamily housing; (2) inspections conducted by contractors and/or federal inspectors; and (3) inspections conducted solely by federal inspectors. HUD has created a new acronym combining PHAs and owners/agents—POAs. HUD will inspect participating properties at least once during the demonstration using the NSPIRE standards.
• Three categories of physical deficiencies: (1) health and safety; (2) function and operability; and (3) condition and appearance. HUD states that ideally each category could result in emergency work orders, routine work orders, and other maintenance.
• Three inspectable areas: (1) inside (common areas and building systems); (2) outside (building site and building envelope); and (3) units (the interior of an individual home).

Federal and contract inspectors will use a newly developed Critical to Quality (CTQ) standard, a subset of the entire set of NSPIRE standards. When a deficiency is noted against one or more CTQs, there will be a high correlation to substandard conditions within a property.

Prior to the demonstration, HUD will publish a minimum standardized list of exigent health and safety (EH&S) items to be included in the CTQ inspection that POAs must correct, remedy, or act to abate within 24 hours of receipt of notification and submit evidence of repair, correction, or abatement. HUD expects this list to be similar to the exigent health and safety items in the Uniform Physical Condition Standards (UPCS) and the list of life-threatening conditions published as part of the UPCS-V demonstration.

The most recent list of standards for inspection items for review and comment can be found at www.hud.gov/program_offices/public_indian_housing/reac/nspire/standards. HUD intends to continuously publish additional standards over the coming months. HUD is looking for specific input about the clarity of the deficiencies, the accuracy of the rationales, and the overall usability of these standards. The current list of inspection standards are:

• Address Signage Standard
• Auxiliary Lighting Standard
• Bath Ventilation Standard
• Bathtub Shower Standard
• Cabinets Standard
• Call for Aid Standard
• Carbon Monoxide Standard
• Ceiling Standard
• Chimney Standard
• Cleanouts Caps Standard
• Cooking Range Standard
• Doors General Standard
• Door Unit Standard
• Dryer Vent Standard
• Egress
• Electrical Enclosures Standard
• Electrical Outlets Standard
• Elevator Standard
• Exit Sign Standard
• Exposed Wire Standard
• Exterior Lighting Standard
• Exterior Wall Standard
• Fence General Standard
• Fence Security Standard
• Fire Doors Standard
• Fire Escape Standard
• Fire Extinguisher Standard
• Flammable Standard
• Floor Coverings Standard
• Floor Drains Standard
• Foundation Standard
• Garage and Garage Doors Standard
• Grab Bars Standard
• Graffiti Standard
• Guardrails Standard
• Handrail Standard
• HVAC Standard
• Infestation Standard
• Interior Wall Finishes and Coverings Standard
• Kitchen Countertops Standard
• Kitchen Ventilation
• Lead-Based Paint Standard
• Leaks Standard
• Light Fixtures Interior Standard
• Litter Standard
• Mold Standard
• Parking Lot Standard
• Refrigerator Standard
• Retaining Wall Standard
• Roads and Driveways Standard
• Roof Assembly Standard
• Sharp Edges Standard
• Sidewalks Standard
• Sink Standard
• Site Drainage Standard
• Smoke Detector Standard
• Sprinkler Assembly Standard
• Stairs Standard
• Structural Hazard Standard
• Toilet Standard
• Trash Chute Standard
• Trip Hazard Standard
• Water Heater Standard
• Window Standard
• Window Bars Standard