HUD REAC Clarifies NSPIRE Scoring Methodology

HUD REAC recently published a clarification on the HUD REAC Scoring process. In this update, there were three areas discussed:

1) Duplicate Defects

2) Non-Scoring Deficiencies, and

3) Delayed Scoring Deficiencies.

Duplicate Defects on HUD REAC NSPIRE Inspections

In the final scoring notice published in July of 2023, an exception was added for “duplicated defects,” – meaning that the same deficiency found multiple times in one area will only be scored once per area. The clarification provided by HUD in August of 2023 showed how this applied to each of the three inspectable areas.

1. Outside: On the “Outside,” which includes all items on the grounds, parking lot, walkways, and the exterior of the building(s), all duplicated defects on all buildings will only be scored once per inspection. For instance, if each of the ten buildings was missing a portion of the roofing gutter on a property with ten buildings, the report will reflect ten deficiencies but only one scoring deduction. However, it is important to remember that all ten deficiencies must be repaired within 30 days. 
2. Inside: On the “Inside” of buildings, findings will be scored by an entire building within an item category and deficiency. For example, this would mean that in “Building 1,” the category “Conductors, Outlets, Switches” and “Deficiency 1: Exposed Electrical Conductor” would count towards the final score once, regardless of the number of occurrences within the building’s “inside” non-unit areas. Again, inspectors are to record each and every instance of a deficiency, and each would have to be repaired in 24 hours, 30 days, or 60 days, depending on the standard.
3. Units: Repeated findings within each unit will be counted as a single deduction from the overall score. For example, if a sink had a leaking faucet in the kitchen and bathroom, the deficiency “Plumbing and Water Leaks, Defieincy # 2, Plumbing leaks” would be cited twice but only count towards the final score once.

Non-Scoring NSPIRE Deficiencies

There are several deficiencies that HUD has elected to exclude from the NSPIRE score. All of the issues will require repairs within 24 hours if cited on a REAC inspection.

1. All Smoke Detector/Alarm defects
2. All Carbon Monoxide device defects 
3. Call for Aid: Deficiency # 1 of the call for aid standard includes “system is blocked” or “pull cord is higher than 6 inches off the floor.”
4. Handrail defects “Handrail is missing’ or “Handrail is not installed where required”

It should be noted that the call for aid standard, deficiency #2, includes the issues “pull cord is missing’ and “pull cord is tied up such that it cannot be engaged.” Those items are not included in the non-scoring category.

Delayed Scoring Defects

The NSPIRE standards include several new design requirements. These items will not be scored for the first year of NSPIRE (expiring 10/1/2024). Repairs will be required if cited on an inspection, so the delay in scoring should not be perceived as a delay in the need to comply with the new requirements.

1. Fire-Labeled Doors – All fire-labeled door defects
2. Guardrails – All guardrail defects
3. Electrical – GFCI “An unprotected outlet is present within 6 feet of a water source.”
4. HVAC – “The inspection date is on or between October 1 and March 31, and the permanently installed heating source is working, and the interior temperature is 64 to 67.9 degrees Fahrenheit.
5. HVAC – The inspection date is on or between October 1 and March 31, and the permanently installed heating source is not working, or the permanently installed heating source is working, and the interior temperature is below 64 degrees Fahrenheit.
6. HVAC: “The inspection date is on or between April 1 and September 30, and a permanently installed heating source is damaged, inoperable, missing, or not installed.”
7. Interior Lighting: “At least one (1) permanently installed light fixture is not present in the kitchen and bathroom.”
8. Minimum Electrical and Lighting: “At least two (2) working outlets are not present within each habitable room OR At least one (1) working outlet and one (1) permanently installed light fixture is not present within each habitable room.”