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National
Standards for the Physical Inspection of Real Estate (NSPIRE) are the
HUD minimum quality standards for tenant-based programs. NSPIRE
standards are required both at initial occupancy and during the term of
the lease. NSPIRE standards apply to the building and premises, as well
as the unit. Newly leased units must pass the NSPIRE inspection before
the beginning date of the assisted lease and HAP contract.
NSPIRE aims to
simplify the inspection process and focus on the health and safety of
residents. It represents a shift from the previous inspection model,
emphasizing the real-life conditions of living spaces over compliance
with a lengthy checklist of standards. The NSPIRE model focuses on a
more limited set of priorities that significantly impact tenants’
living conditions.
Guidelines/Types Of Inspections
Efforts
will be made at all times to encourage owners to provide housing above
NSPIRE minimum standards. Owners are responsible for maintaining
housing that will continuously meet the minimum NSPIRE standards and
acceptance of a rental assistance payment from CKHA constitutes
compliance.
All utilities must
be in service prior to the effective date of HAP contract. If the
utilities are not in service at the time of inspection, the Inspector
will notify the tenant or owner (whomever is responsible for the
utilities according to the RFTA) to have the utilities turned on. The
Inspector will schedule a re-inspection. The owner and tenant will both
certify that the utilities are on.
If the tenant is
responsible for supplying the stove and/or the refrigerator, CKHA will
allow the stove and refrigerator to be placed in the unit after the
inspection, if after the unit has passed all other inspection
standards, the family certifies that the appliances are in the unit and
working according NSPIRE standards. CKHA will not conduct a
re-inspection.
Inspectable Areas
Unit: Interior of an individual dwelling where the tenant resides.
Inside: Common building areas and systems within the building interior but not inside the unit.
Outside: Building site, exterior components, and any building systems located outside the building or unit.
There are five types of inspections CKHA will perform:
1. Initial/Move-in: Conducted upon receipt of Request For Lease Approval.
2. Annual/Biennial: Must be conducted prior to HAP contract anniversary date.
3. Rent Increase
4. Special/Complaint: At request of owner, family, or an agency or third-party.
5. Quality Control
Initial NSPIRE Inspection
CKHA will
make every reasonable effort to conduct initial NSPIRE inspections for
the family and owner in a manner that is time efficient and indicative
of good customer service.
The Initial Inspection will be conducted to:
Determine if the inspectable areas, Unit, Inside, Outside, meet NSPIRE standards.
Document the
current condition of the unit to assist in future evaluations whether
the future condition of the unit exceeds normal wear and tear.
If the unit fails the initial NSPIRE inspection, the owner will be advised to notify CKHA once repairs are completed.
On an initial
inspection, the owner will be given up to 30 days to correct the items
noted as Fail, at the Inspector's discretion, depending on the amount
and complexity of work to be done.
If the time period
given by the Inspector to correct the repairs has elapsed, or the
maximum number of failed re-inspections has occurred, the family must
select another unit assuming the Voucher has not expired.
Annual/Biennial Inspections
CKHA
conducts inspections in accordance with NSPIRE Standards at least
annually, 90 days prior to the anniversary month of the contract.
Special inspections may be scheduled between anniversary dates.
The landlord must correct NSPIRE deficiencies that cause a unit to fail.
The family must allow CKHA to inspect the unit at reasonable times with reasonable notice.
The family and owner are notified of the date and approximate time of the inspection appointment.
Deficiencies and Repairs
1. NSPIRE deficiencies classified as life threatening must be corrected by the owner within 24 hours of notification.
2. NSPIRE deficiencies classified as severe and moderate must be corrected within 30 days.
3. For major repairs, the Director of Voucher Management may approve an extension beyond 30 days.
Rent Increases
CKH will
conduct an inspection using the Housing Quality Standards at least
annually, prior to the anniversary month of the contract. Contract rent
increases will not be approved if the unit is in a failed condition.
Special/Complaint Inspections
If at any time the family or owner notifies CKHA that the unit does not meet NSPIRE Standards, CKHA will conduct an inspection.
CKHA may also conduct a special inspection based on information from third parties such as neighbors or public officials.
Quality Control Inspections
Quality
Control inspections will be performed by the Inspection Coordinator for
the purpose of determining if each inspector is conducting accurate and
complete inspections, and to ensure that there is consistency among
inspectors in application of NSPIRE standards.
The sampling of
files will include recently completed inspections (within the prior 3
months), a cross-section of neighborhoods, and a cross-section of
inspectors.
Consequences for NSPIRE Non-Compliance
When it has
been determined that a unit on the program fails to meet NSPIRE
standards, due to not having completed the necessary repair(s) in the
time period specified by CKHA, the assistance payment to the owner will
be abated and a 30-day notice of termination of the HAP contract will
be sent to the owner and tenant.
Abatement
A Notice of
Abatement will be sent to the owner informing them of the abatement.
The abatement period will coincide with the termination period.
No retroactive
payments will be made to the owner for the period of time the rent was
abated, and the unit was not in compliance with NSPIRE. The notice of
abatement states that the tenant is not responsible for CKHA's portion
of rent that is abated.
Termination of Contract
If the
person responsible for repairs fails to correct all the deficiencies
cited prior to the end of the period given by CKHA to make the repairs,
the owner will be sent a HAP Contract Termination Notice. The abatement
period and termination period will coincide.
If repairs are
completed before the effective termination date, the termination may be
rescinded by CKHA if the tenant chooses to remain in the unit. Only one
NSPIRE inspection will be conducted after the termination notice is
issued.
Determination Of Responsibility
Certain deficiencies are considered the responsibility of the family:
- Tenant-paid utilities not in service.
- Failure to provide or maintain family-supplied appliances.
- Damage to the unit or premises caused by a household member or guest beyond normal wear and tear.
The owner is responsible for all other NSPIRE standards.
The owner
is responsible for pest infestation even if caused by the family's
living habits. However, if such infestation is serious and repeated, it
may be considered a lease violation and the owner may evict for serious
or repeated violation of the lease. CKH may terminate the family's
assistance on that basis.
If the family is
responsible but the owner carries out the repairs, the owner will be
encouraged to bill the family for the cost of the repairs and the
family's file will be noted.
Consequences If Family Is Responsible
CKHA
requires NSPIRE deficiencies that are not life-threatening and
determined to be the responsibility of the family, to be repaired or
corrected within 10 days. If the repair(s) or correction(s) are not
made within 10 days, CKHA will terminate assistance to the family. The
Director of Voucher Management must approve extensions in these cases.
The owner's rent will not be abated for items that are the family's
responsibility.
If the tenant is responsible and corrections are not made, HAP Contract will terminate when assistance is terminated.
Lead Based Paint
Lead-based paint rules apply to all housing constructed
before 1978 and where a child under six years of age or a
pregnant woman will reside.
All tenants must be provided with
a copy of the HUD/EPA pamphlet “Protect Your family from Lead in Your Home”.
This document, EPA747-K-9401 is available through the Government
Printing Office. Photocopies are acceptable.) The owner and
family must complete and sign a “Disclosure of Information
on Lead-Based Paint and/or Lead-Based Paint Hazards”.
This form must be kept by the owner for at least three years.
The owner must disclose any known lead-based paint hazards
to the family.
CKH
must compete a visual assessment for deteriorated paint during
the initial and annual inspection. (For more information on
lead-based paint in general, see the HUD and EPA web pages.
During inspections, all deteriorated or damaged paint will
be assumed to be lead-based paint (LBP) unless the paint has
been tested and cleared by a licensed Lead Inspector or Risk
Assessor. All deteriorated paint must be stabilized by properly
trained persons. Paint stabilization must be completed before
the unit is occupied or within 30 days of notification if
the unit is already occupied. (See CKH’s Lead Paint
Guide)
Only properly trained persons may work on LBP or paint assumed
to be LBP. Clearance testing is required after repairing
LBP. At the completion of work involving LBP or paint assumed
to be LBP, the owner must have lead wipe samples secured
by a licensed lead inspector and the dust levels must be
below HUD defined levels. Section 8 will provide this service
at no charge to the owner.
If there is a child with an Elevated Blood Level (EBL) under
age six in the unit, a Lead Risk Assessment of the unit and
common areas must be completed within 15 days of notification.
(A child with an Elevated Blood Level is one determined to
have excess lead levels in the blood stream.) The assessment
may be performed by the Health Department.
For more information about
the NSPIRE standards, please visit the main Landlords page. There you
will find a link with an overview of NSPIRE and a checklist to assist
you in conducting a preliminary inspectiopn.
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