Housing Standards
Housing Quality Standards (HQS) / National Standards for Physical Inspection of Real Estate (NSPIRE)
In the past, the TMHA has inspected rental units according to HUD’s Housing Quality Standards (HQS). Effective October 1st, 2024, we are required to inspect with a new standard named (NSPIRE) National Standards for Physical Inspection of Real Estate. HUD incorporated universal inspection standards by aligning requirements with the International Building Codes (IBC), international Code Council (ICC) and the UFAS/ADA Accessibility codes.
Section 8 Program Inspection Standards
All rental units subsidized under the Section 8 Program must meet Housing Quality Standards (HQS) while we phase-in/transition to National Standards for Physical Inspection of Real Estates (NSPIRE). The inspection process is a comprehensive program established by HUD to ensure that the housing it subsidizes remains decent, safe, and sanitary.
The following summary is intended to help owners prepare rental units for inspections, and is not intended to cover every aspect of HUD Regulations
General Requirements
Units must include a living room, kitchen, bathroom, and one living/sleeping room for every two family members. Various types of housing are acceptable, such as single-family homes, duplexes, tri-plexes, quads, and multi-floor apartment complexes. Mobile homes are acceptable. Efficiency apartments are acceptable for use by one or two people.
Ceilings and walls must be in good condition, with no large cracks, holes, or loose plaster. There should be no evidence of water stains which would indicate leaks.
Floors must be in sound condition with no rotten or weak areas. The floor covering must not be curling or have loose edges, holes, cracked areas, or frayed sections that create a trip hazard.
Windows, including sills, frames, and sashes; must be in good operating condition and must open and close. Double hung windows are considered deteriorated if they have to be propped open to keep the sash up.
Living rooms must have a window, but it does not have to open.
There can be no broken, cracked, or missing panes. Windows must have permanently attached, adequate locks.
Wiring: All sleeping rooms, and the living room must have either two working outlets; or one working outlet and a permanent light fixture. Other rooms must have a means of natural or artificial illumination.
All outlets, switches, and electrical boxes must have covers with no exposed or fraying wires. All electrical splices must be properly contained in junction boxes with covers. Outlet covers cannot be cracked or broken.
A GFCI must be present within six feet of a water source (i.e., sink, bathtub, shower, water faucet, toilet) that is located in the same room.
NSPIRE: The National Standards for the Physical Inspection of Real Estate requires GFCI protection for the outlets near water sources and damp areas.
GFCI requirements
- If a major appliance’s electrical outlet is within six feet of a water source, it must be GFCI protected or a dedicated outlet
Other GFCI requirements
- GFCI receptacles are required in bathrooms, garages, crawl spaces, basements, and laundry rooms
- The 2023 update of the National Electrical Code requires GFCI protection in all kitchen receptacles
- All 125-250 volt rated receptacles supplied by a single-phase branch circuit rated 150 volts or less to ground are required to have GFCI protection
NSPIRE compliance
The NSPIRE compliance date is October 1st, 2025. property owners and managers can prepare for compliance by reviewing the NSPIRE Standards, developing a compliance plan, and engaging with HUD. www.hud.gov
Paint: units built before 1978 may have lead-based paint. Such units occupied by children under the age of six or with pregnant mother cannot have cracking, scaling, chipping, chalking, or peeling paint, either on the interior or the exterior. See Lead Paint in Section 8 Housing for more information.
Kitchen Stove or Range with Oven. All burners must work. If equipped with a pilot light, the pilot light must light the burners. The oven must work and its door must close tightly. All control knobs must be present and work. (Note: Stove or range can be supplied either by the tenant or the landlord.)
Refrigerator. The door gasket must be attached to the door, forming a proper seal. The refrigerator must maintain a temperature low enough to keep food from spoiling over a reasonable period of time. (Note: The refrigerator can be supplied either by the tenant or the landlord.)
Kitchen Sink. Must have hot and cold running water, a drain with trap, and be properly hooked to a sewer line. A sink in a bathroom does not satisfy the kitchen requirement.
Food prep: There must be adequate food preparation and storage areas.
Bathroom Toilet. There must be a private flush toilet available for the exclusive use of the occupants of the unit. It must be connected to a water supply and be fastened tightly to the floor.
Bathroom Sink. See Kitchen. A sink in a kitchen does not satisfy the bathroom requirement.
Tub or Shower. There must be a bathtub or shower.
Bathroom Ventilation. There must be adequate ventilation either from an operable window or an exhaust fan. Exhaust vents must be vented to the outside, attic, or crawlspace. (Note: the space above a suspended ceiling is not considered a crawlspace)
Bedrooms Windows: Must have a window that opens and is large enough to use as an emergency exit.
Heating: There must be a heating system capable of adequately heating all living areas in the unit. Portable electrical or kerosene heaters are not an acceptable heating system.
Steps and Porches: Porches, balconies, decks, etc., that are 30 inches, or higher, above the ground must have a railing 36 inches high. All inside and outside stairs with 3 or more steps must have a handrail and be structurally sound.
Site Hazards: There can be no hazards on the site, such as dilapidated structures, trash, or debris.
Infestations
There must be no roaches or rodents.
Requirements taking place on October 1st, 2024 for Smoke Detectors located in the bedrooms, hallways, kitchens, stairwells and common areas are as follow:
Smoke Detectors:
- Are to be either hard-wired or have a sealed 10-year battery
- Are required on each level of the unit including basements
- Are required in every bedroom
- Are required in the hallway within 21 feet of any door to a bedroom along a path of travel; and
Where a smoke detector installed outside a bedroom is separated from an adjacent living area by a door, a smoke detector must also be installed on the living area side of the door - Must be designed for the hearing-impaired if the tenant has a hearing deficiency.
- Should be installed at least 10 feet from a cooking appliance.
- If mounted on the wall, the alarm cannot be closer than 4 inches or greater than 12 inches from the ceiling.
- If mounted on the ceiling, the alarm must be greater than 4 inches from the wall.
Smoke Detectors should not:
- Be installed near a window, door, or duct where drafts might interfere with their operation.
- Be painted or have decorative stickers or other decorations present.
Requirements taking place on October 1st, 2024 for Carbon Monoxide Detectors for units that have a Fuel burning appliance such as gas stove, furnace, water heater, dryer, or an attached garage are as follows:
Carbon Monoxide Detectors:
- Are required to be placed within the vicinity of the bedrooms
- Are required to be placed near bedrooms located on a different floor levels
- Are required to have a CO Detector in a sleeping room with a fuel burning appliance
A copy of HUD’s NSPIRE requirements is available at TMHA’s office. The NSPIRE Smoke Detector & Carbon Monoxide Detector requirements will officially begin on October 1st, 2024. HUD requires all inspections to be conducted under these guidelines for the unit to pass & continue the tenant’s HAP assistance.
We will notify landlords when HUD releases more of their new guidelines and regulations under the National Standards for Physical Inspection of Real Estate continued phase-in/transition. NSPIRE STANDARDS www.hud.gov
Water Heaters: must have a properly installed pressure relief valve. The discharge line must extend downward to within 18-24 inches from the floor if not routed outside.
Garbage Disposing: Each unit must have adequate garbage disposing and storage facilities.
Most Common Causes of Failed Inspections
- Broken or cracked windows
- Windows that won’t stay open and have to be propped up
- Inadequate bathroom ventilation; must be openable window OR exhaust fan
- No handrails on three or more steps
- No guard rails on drop-off’s exceeding 30 inches in height
- No pressure relief valve and discharge line on water heater
- Missing smoke detectors, or detectors with missing or dead batteries
- Loose edges on carpeting or vinyl, which causes a trip hazard
- Leaking faucets or plumbing
- Inoperable stove ovens, burners, or ventilating hoods.