What are the NSPIRE severity levels?

Life-Threatening, Severe, Moderate and Low (24 CFR 5.705(a)(1)).

Are voucher units scored under NSPIRE?

No. HCV and PBV units are pass/fail. Low deficiencies are noted but do not fail the unit (Notice PIH 2026-18).

When must PHAs use NSPIRE for vouchers?

By February 1, 2027 (90 FR 46911; Notice PIH 2026-18). PHAs may adopt it sooner.

NSPIRE standards guide: inspectable areas, severity levels and scoring

NSPIRE — the National Standards for the Physical Inspection of Real Estate — replaced HUD's older UPCS protocol for public housing and multifamily and redefines HQS for voucher programs. The rule is at 24 CFR part 5, subpart G (final rule, 88 FR 30442, May 11, 2023). The individual standards and deficiencies were published separately (88 FR 40832, June 22, 2023) and are posted on HUD's NSPIRE pages.

Multi-building brick apartment property with lawns and a shared walkway.

When NSPIRE applies to voucher units: HUD extended the NSPIRE compliance date for the HCV, PBV and Moderate Rehabilitation programs to February 1, 2027 (90 FR 46911; Notice PIH 2026-18). Until then a PHA may keep using “HQS as previously defined” or switch to NSPIRE earlier. Public housing and HUD multifamily have been inspected under NSPIRE since 2023. Ask your PHA which standard it uses today — it should be in the Administrative Plan.

Who NSPIRE covers

24 CFR 5.701 applies NSPIRE to public housing, the HCV and PBV programs, project-based Section 8, Section 202 and 811, and HUD-insured multifamily. For HCV, PBV and Mod Rehab, only the assisted unit, its path of egress to the public way, common features related to residential use (laundry, community and mail rooms) and the systems that serve the unit are covered (5.703(a)).

The three inspectable areas

Unit — inside the dwelling unit (5.703(d)).
Inside — common areas and building systems inside the building but outside units (5.703(b)).
Outside — site, building exterior and outside systems (5.703(c)).

Affirmative requirements (things that must be present)

Beyond “nothing broken,” 5.703 requires certain features. Unit requirements include:

Hot and cold running water in the bathroom and kitchen, with safe drinking water.
A private bathroom with a sink, tub or shower, and an interior flushable toilet.
Smoke detectors on each level, inside each bedroom, within 21 feet of any bedroom door along the path of travel, and on the living-area side of a door separating them; hearing-impaired alarms where needed. NFPA 72 satisfies the rule.
Carbon monoxide detection meeting HUD's standard.
A living room and a kitchen area with sink, cooking appliance, refrigerator, food preparation and storage area.
For HCV/PBV: at least one bedroom or living/sleeping room for each two persons.
In every habitable room, two working outlets, or one working outlet and a permanent light.
GFCI protection for outlets within 6 feet of a water source (sinks, tubs, showers, laundry).
A permanently installed heat source in climate zones HUD designates; no unvented gas, oil or kerosene space heaters.
A guardrail at any walking surface with a drop of 30 inches or more.
A permanently mounted light fixture in the kitchen and each bathroom.

Inside areas need a smoke detector on each level, CO detection, GFCI near water, guardrails, permanent kitchen and bathroom lights and no unvented fuel-burning space heaters (5.703(b)). Outside areas need GFCI near water and guardrails (5.703(c)). Properties must also be free of health and safety hazards and comply with the lead-based paint rules at 24 CFR part 35 (5.703(e)).

Deficiency categories

HUD's standards are organized by component. Each standard lists specific deficiencies, which areas they apply to, their severity, and whether they fail a voucher unit. Standards cover, among others: call-for-aid, carbon monoxide alarms, chimneys, doors (entry and fire-labeled), dryer exhaust, egress, electrical (outlets, switches, GFCI, service panels, conductors), elevators, exit signs, fire extinguishers, fire escapes, flammable and combustible items, floors, walls and ceilings, foundations, guardrails and handrails, HVAC, infestation, leaks (gas, oil, water, sewage), lighting, mold-like substances, potential lead-based paint hazards (visual assessment), roofs, sinks, toilets and tubs, smoke alarms, sprinklers, stairs and steps, structural systems, trash, water heaters and windows. Use the current list on HUD's NSPIRE page; HUD revises the standards at least every three years (5.709).

Severity levels and repair times

Every deficiency is classified Life-Threatening, Severe, Moderate or Low (5.705(a)(1)). Repair times depend on the program:

Severity	Public housing & multifamily (5.711(c))	HCV / PBV (PIH 2026-18)
Life-Threatening	Correct within 24 hours of notice	Correct within 24 hours of notice; unit fails
Severe	Correct within 24 hours of notice unless the standard says otherwise	Correct within 30 days (or PHA-approved extension); unit fails
Moderate	Correct within 30 days (5.711(c)(2))	Correct within 30 days (or PHA-approved extension); unit fails
Low	Correct within 60 days (5.711(c)(2))	Noted for information only; unit still passes

For public housing and multifamily, owners must certify LT and Severe corrections with evidence within 2 business days after the deadline (5.711(c)(1)). For vouchers, uncorrected LT, Severe or Moderate deficiencies require the PHA to start HAP contract enforcement, such as abatement or withholding (PIH 2026-18). PHAs may ask HUD to add items to their life-threatening list but cannot remove HUD's. See the life-threatening deficiencies list.

Scoring (public housing and multifamily only)

Properties are scored on a 0–100 point scale under HUD's NSPIRE Scoring Notice (88 FR 43371). Each deficiency is weighted by severity and by location (unit, inside, outside), with in-unit deficiencies weighted more heavily, and deductions are normalized by the number of units inspected.
The score sets the inspection cycle (5.705(c)(2)): 90 or more, every 3 years; 80–89, every 2 years; under 80, annually. Small and small rural PHAs follow 24 CFR part 902.
A score of 30 or less is automatically referred to HUD's Departmental Enforcement Center; two successive scores under 60 may be referred (5.711(i)). A property scoring below 60 must survey the entire project, all units, inside and outside areas, and submit the results to HUD (5.711(c)(2)).
A technical review request must be received no later than the 45th calendar day after the inspection report is provided (5.711(d)(1)).
Beginning October 1, 2026, deficiencies under the new affirmative requirements (fire labeled doors; GFCI or AFCI outlet or breaker; guardrail; HVAC; interior lighting; minimum electrical and lighting) count in the inspection score for public housing and multifamily properties (Notice PIH 2025-27 / H 2025-06, issued Sept. 30, 2025). HUD has proposed folding that date into the Scoring Notice, with comments due November 30, 2026 (91 FR 61432, Sept. 29, 2026). The Scoring Notice does not apply to voucher units.
Voucher units are not scored. The 5.711 scoring process does not apply to HCV, PBV or Mod Rehab (5.711(a)), and voucher inspections stay pass/fail (Notice PIH 2026-18, Sec. VI.E).

Owner self-inspection

Owners and PHAs with an assistance contract (other than HCV, PBV and Mod Rehab owners) must self-inspect all units yearly and keep the results for three years (5.707). A mock inspection can be part of that work, but the record is yours.

Sources

Sources checked October 29, 2026.

Not affiliated with HUD or any PHA

ATK Inspections (ATK Enterprises, Dayton, Ohio) is an independent inspector. A mock inspection does not guarantee a pass; the official inspection and decision stay with HUD or your housing authority. ATK does not do lead-based paint inspections or risk assessments — use a certified lead professional for those. ATK does not do homebuyer inspections.

Email [email protected] or use the contact form. Include the city and state, unit count, program (HCV, PBV, public housing, multifamily) and your timeline.