NSPIRE Terms and Definitions

AFFIRMATIVE HABITABILITY REQUIREMENTS

Attributes or requirements of HUD housing that must be met in the inspectable areas (inside, outside, unit), and are a key part of the NSPIRE inspection.

BUILDING

Any structure that has a contiguous roofline, has a permanent foundation (including pier foundations poured to bearing soil and below the frost line), is enclosed on all sides, and has at least one utility servicing it such as electric, gas, water, or sewer.

DEFICIENCY

A defect or condition cited in an NSPIRE inspection when there is an inspectable item that is observed to be missing, flawed, improperly located, or not functioning as designed. Deficiencies are classified into four categories of deficiency type and are based on severity and location. The deficiency definitions specify what must be recorded for a given deficiency:

• Low Deficiency - A category of deficiencies that includes deficiencies which are critical to habitability but do not present a substantive health and safety risk to a resident. Require proof of mitigation within 60 days for public housing and multifamily housing.
• Moderate Deficiency - The moderate health and safety category includes deficiencies that, if evident in the home or on the property, pre-sent a moderate risk of an adverse medical event requiring a healthcare visit; cause temporary harm; or if left un-treated, cause or worsen a chronic condition that may have long-lasting adverse health effects; or that the physical security or safety of a resident or their property could be compromised. Require proof of mitigation within 30 days for public housing and multifamily housing.
• Severe Deficiency- Deficiencies that, if evident in the home or on the property, present a high risk of permanent disability, or serious injury or illness, to a resident; or the physical security or safety of a resident or their property would be seriously compromised.
• Life-Threatening Deficiency - Deficiencies that, if evident in the home or on the property, present a high risk of death or severe illness or injury to a resident. A category of severe health and safety deficiencies that includes deficiencies which, if evident in the home or on the property, present a high risk of death to resident. Require proof of mitigation within 24 hours for public housing and multifamily housing.
• Corrected Deficiency - The POA or PHA has resolved or sufficiently corrected a deficiency such that it no longer poses a severe health or safety risk to residents of the property, or that the hazard is blocked until permanent repairs can be completed.

DEFICIENCY ID

A unique identifier starting with “QR” used to identify NSPIRE deficiencies identified during NSPIRE Inspections. The deficiency ID is generated, assigned, and listed in the specific inspection name in the NSPIRE Salesforce System.

HCV PASS/FAIL INDICATORS

Units participating in the Housing Choice Voucher (HCV) programs do not receive a numerical score for NSPIRE physical inspections. Deficiencies are indicated only as pass or fail. Depending on the deficiency type, indicators that fail must be corrected per the HCV Corrective timeframe listed in each NSPIRE Standard.

HOUSING QUALITY STANDARDS (HQS)

The minimum quality standards for tenant-based and project-based programs at HUD and at the state and local level. HCV program regulations at 24 CFR Part 982 set forth basic housing quality standards (HQS) which all units must meet before assistance can be paid on behalf of a family and at least annually throughout the term of the assisted tenancy. HQS includes requirements for all housing types, including single- and multifamily dwelling units, as well as specific requirements for special housing types such as manufactured homes, congregate housing, single room occupancy, shared housing, and group residences.

HUD HOUSING

Refers to housing that is receiving federal funding from HUD, either directly or via a resident.

INSPECTABLE AREAS

• Unit - A Unit (or “dwelling Unit”) of HUD housing refers to the interior components of an individual Unit. Examples of components in the interior of a Unit may include the bathroom; call-for-aid (if applicable); ceiling; doors; electrical systems; floors; water heater; heating, ventilation, and air conditioning (HVAC) (where individual units are provided); kitchen; lighting; outlets; switches; smoke detectors; stairs; walls; and windows.
• Inside - Refers to the common areas and building systems that can be generally found within the building interior and are not inside a Unit. Examples of “inside” common areas may include, basements, interior or attached garages, enclosed carports, restrooms, closets, utility rooms, mechanical rooms, community rooms, day care rooms, halls, corridors, stairs, shared kitchens, laundry rooms, offices, enclosed porches, enclosed patios, enclosed balconies, and trash collection areas. Examples of building systems include those components that provide domestic water, electricity, elevators, emergency power, fire protection, HVAC, and sanitary services.
• Outside - Outside of HUD housing (or “outside areas”) refers to the building site, building exterior components, and any building systems located outside of the building or unit. Examples of “outside” components may include facades, fencing, retaining walls, grounds, lighting, mailboxes, project signs, parking lots, detached garage or carport, driveways, play areas and equipment, refuse disposal, roads, storm drainage, non-dwelling buildings, and walkways. Components found on the exterior of the building are also considered outside areas, and examples may include doors, attached porches, attached patios, balconies, car ports, fire escapes, foundations, lighting, roofs, walls, and windows.

INSPECTION NAME
A unique identifier that starts with “INSP” for the NSPIRE inspection. The inspections number is generated, assigned by the system and entered in the health & safety report as part of REAC’s automation process.

INSPECTION REPORT

Two different types of reports can be generated from the NSPIRE System:

• Inspection Report - This report includes the scores; building/unit inspection data; occupancy information; a deficiency summary; a breakdown of the units sampled; any images of certificates provided to the inspector; and details on Low, Moderate, Severe, and Life-Threatening deficiencies as well as the Health and Safety Report.
• Health and Safety Report - This report includes all Life-Threatening and Severe Deficiencies that need to be corrected within 24 hours. This report is provided to the property at the end of each day of the inspection.

INSPECTION STATUS

The status of the inspection related to its scheduling in the NSPIRE system:

• Ordered - Inspection has been offered to contractors but is not yet scheduled.
• Scheduled - Inspection has been assigned to a contractor and the date of the inspection has been scheduled.
• Completed - The inspection was conducted.

NATIONAL STANDARDS FOR THE PHYSICAL INSPECTION OF REAL ESTATE (NSPIRE)

HUD’s new housing inspection protocol that prioritizes health, safety, and functional deficiencies over those about appearance. NSPIRE is a single inspection standard for all units under the Public Housing, HCV, Multifamily, and Community Planning and Development (CPD) programs. NSPIRE’s focus is on the areas that impact residents the most, such as the dwelling unit. This model includes objective and clearly stated standards, value-added inspection protocols, and scoring elements that are more defensible and less complex.

NSPIRE INSPECTION

Physical inspections conducted by HUD or HUD contract inspectors and public housing agencies depending on a property's previous inspection score. NSPIRE inspections focus on deficiencies deemed to be the most important indicators of housing quality.

NSPIRE STANDARDS

Physical inspection standards based on Critical to Quality deficiencies. Published on June 22, 2023 in the Inspections Standards Notice and can be found on the NSPIRE Standards page. Each standard lists the definition of the inspectable item, its purpose and name variants, common materials and components, deficiency location(s), deficiency criteria, the health and safety determination, correction timeframes, rationale(s), inspection process, and tools/equipment required to perform the inspection. Refers to NSPIRE inspection, not housing, standards.

PUBLIC HOUSING AUTHORITY (PHA)

HUD administers Federal aid to local public housing authorities (PHAs) that manage the housing for low-income residents. HUD furnishes technical and professional assistance in planning, developing, and managing these developments. A PHA is responsible for the management and operation of its local public housing program. They may also operate other types of housing programs, including the voucher programs.

PROPERTY OWNER/AGENT (POA)

A property owner or the property owner’s agent/property manager, generally referenced in HUD’s multifamily housing programs.

PROPERTY PROFILE

A data record that an inspector downloads from HUD systems prior to performing an inspection on a property. The property profile contains the inspection name, property information (e.g., property name, address), building information (e.g., building name and type), and the total number of units. The inspector will verify and update this information as necessary to ensure accuracy.

REAC INSPECTOR

A housing inspector authorized by HUD to assess and report on conditions at HUD-assisted properties.

REAL ESTATE ASSESSMENT CENTER (REAC)

An office within HUD that manages and oversees NSPIRE inspections.

SCORING

• Preliminary - Prefix before a type of score that indicates the inspection appeals window is still open.
• Final - Prefix before a type of score that indicates the inspection appeals window is closed and decisions on all submitted appeals have been finalized. If no appeals are made within the 45-day period, the preliminary scores become the final scores.
• Inspection Score - The main inspection score that the property receives. Typically, this score is the same as the Calculated Score except if the Calculated Score is above 59, but the Units Threshold is above 30; in these cases, the Inspection Score automatically becomes 59 indicating that the property failed.
• Property Threshold - The number of points deducted at a property due to deficiencies across all locations (Units, Inside, and Outside).
• Units Threshold - The number of points deducted at a property due to deficiencies within Units. If this number is above 30, but the Calculated Score is above 59 the inspection auto-fails and the Inspection Score is set to 59.
• Projected - Prefix that indicates what each type of score would be if the deficiencies not being scored until October 1, 2025, were included in the calculations.
• Non-Scored Symbols
• Asterisk (*) - The inspection revealed at least one smoke detector deficiency.
• Caret (^) - The inspection revealed at least one defect that will not be scored until October 1, 2025. A full list of the defects that will not be scored until October 1, 2025 can be found in the NSPIRE Scoring Notice.
• Plus (+) - The inspection revealed at least one carbon monoxide alarm deficiency.
• Rejected Inspection - The completed inspection was rejected during the REAC Quality Control process. This means that no score will be released for this inspection, and the property may be contacted by REAC to schedule a re-inspection. The property is still required to correct the Life-Threatening and Severe deficiencies identified.

SELF-INSPECTION

Public Housing and Multifamily Housing properties subject to an assistance contract, PHAs and POAs are required to perform self-inspections of all units at least annually. The timing of individual unit inspection is not specified in the regulations and may be done in conjunction with tenant re-examinations or at the conclusion of the REAC inspection provided each is inspected at least annually. When conducting inspections, PHAs and POAs must ensure compliance with the affirmative requirements and the NSPIRE Standards for all units, not just those that are occupied at the time of the inspection.

TECHNICAL REVIEW REQUEST

A technical review request is the formal appeal process under the NSPIRE rule that allows PHAs and POAs to have points restored for verifiable reasons, including HUD or inspector error, adverse conditions beyond their control, modernization work in progress, and conflicts with state or local code. A request for a technical review of inspection results must be submitted electronically in the NSPIRE system and must be submitted electronically within 45 days of receiving the inspection report and include supporting evidence to substantiate the claim. The purpose of the request is to address significant scoring issues that could potentially improve property scores or alter inspection frequencies. REAC reviews the requests and evidence and may undertake actions such as updating the original inspection deficiencies, issuing a new score based on their findings, or conducting a new inspection.

UNIFORM PHYSICAL CONDITION STANDARDS (UPCS)

UPCS was the term used for inspections prior to NSPIRE for public and multifamily housing and was replaced.