Housing Quality Standards
The goal of the Housing Choice Voucher (HCV) program is to provide "decent, safe, and sanitary" housing at an affordable cost to low-income families. Housing Quality Standards help HUD and local Public Housing Authorities (PHAs) accomplish that goal by defining "standard housing" and establishing the minimum quality criteria necessary for the health and safety of program participants.
HQS sets forth basic housing quality standards 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 define "standard housing" and establish the minimum criteria for the health and safety of program participants.
HQS requirements consist of 13 key aspects of housing quality, performance requirements, and acceptability criteria to meet each performance requirement. HQS includes requirements for all housing types, including single and multi-family 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.
The 13 key aspects of housing quality covered by the HQS include:
- Sanitary facilities;
- Food preparation and refuse disposal;
- Space and security;
- Thermal environment;
- Illumination and electricity;
- Structure and materials;
- Interior air quality;
- Water supply;
- Lead-based paint;
- Access;
- Site and neighborhood;
- Sanitary condition; and
- Smoke detectors.
There are three primary types of HQS inspections:
- Initial Inspections occur when a voucher holder indicates to their PHA that they desire to lease a specific housing unit. The unit must pass the initial inspection before the execution of the assisted lease and housing assistance payments (HAP) contract and the initiation of payments.
- Annual Inspections occur once a year on housing units that are currently under lease by an HCV participant family. Annual inspections ensure that HCV housing units continue to meet HQS throughout the tenancy of the HCV participant family.
- Special Inspections may be complaint inspections or quality control inspections. Complaint inspections occur when a tenant, owner, or member of the public complains about the condition of an HCV housing unit. Quality control inspections examine a sample of housing units within a given PHA's jurisdiction each year and occur throughout the year.
Detailed information on HQS requirements is located in Chapter 10 of HUD's Housing Choice Voucher guidebook which can be located at the following website (or just go to hud.gov and enter HQS in the search key):
www.hud.gov/offices/adm/hudclips/guidebooks/7420.10G/7420g10GUID.pdf
Time Standards for Repairs - The owner must correct life/safety items, which endanger the family's health or safety, within 24 hours from the initial inspection. Non-emergency repairs must be made within 10 days from the date of the failed initial inspection or within 30 days from the date of all other inspections or re-inspections.
Life-Safety Items – BJHA defines life/safety as those items listed below which must be corrected within 24 hours of the initial inspection.
- Lack of an operable smoke detector;
- Ceiling damage reflecting imminent danger of falling;
- Major plumbing leaks resulting in flooding of the unit;
- Natural gas leaks or fumes;
- Electrical problems which could result in shock or fire;
- Non-operable HVAC when outside temperature is below 40 degrees Fahrenheit and temperature inside unit is below 62 degrees Fahrenheit;
- Lack of an operable toilet;
- Broken glass which creates an imminent danger to residents;
- Obstacle which prevents tenant's entrance or exit.
All life/safety items shall be considered the responsibility of the owner. The owner shall be responsible for issuing a lease violation notice and enforcement of the terms and conditions of the lease if they feel the existence of a life/safety fail item is due to the tenant violation of the lease. If the life/safety item(s) are not corrected in the time period required, the housing assistance payment will be abated.
Determinations of Responsibility for Repairs - The following HQS deficiencies are 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 which is obvious as beyond normal wear and tear as documented by photos;
- Evidence of extensive rodent or insect infestation if a single-family structure and detailed in the lease agreement as lessee responsibility;
- Failure to maintain lawn and surrounding areas if a single-family structure and detailed in the lease agreement as lessee responsibility;
- Poor housekeeping habits that cause the unit to be unsanitary or unsafe for the family.
“Normal wear and tear” is defined as items which can be charged against the tenant security deposit under state law or court practice.
All other non-life/safety HQS violations shall be the responsibility of the owner including vermin infestation in units other than single-family units, 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 take appropriate action in accordance with the lease.
Abatement and Contract Termination - Failure for a unit under contract to pass a re-inspection will result in abatement of the Housing Assistance Payment. Abatement means that a daily pro-ration of the Housing Assistance Payment will be deducted from any future payments for each day that the unit is not in compliance with the HQS standards. Abatement payments may be deducted from future HAP payments of the failed unit or any other HAP contract(s) that the owner has with BJHA.
A notice of abatement will be sent to the owner informing them that abatement will commence effective the date of the inspection. The abatement period will end effective on the day that the owner contacts BJHA to advise that the repairs have been completed provided the unit passes the re-inspection within the 30-day timeframe.
If the owner has not made the required repairs during the abatement period, the Housing Assistance Payments contract will be terminated in accordance with the provisions of the contract. The contract termination date shall be the end of the second month following the month in which the contract termination notice is issued.
The assisted family will be notified of the termination and will be advised to secure program move documents to commence search for a new housing unit. Once a termination notice has been issued, the HAP contract will not be re-instated (except as a reasonable accommodation) even if the landlord proceeds to make repairs.
If an owner has a history of not completing repairs and BJHA is forced to terminate three or more HAP contracts in a twelve month period, the owner will be prohibited from future participation in the HCV Program with BJHA.
Consequences If Family Is Responsible - If violations of HQS are determined to be the responsibility of the family, BJHA will require the family to make any repair(s) or corrections within 30 days. If the repair(s) or correction(s) are not made in this time period, BJHA will terminate assistance to the family, for violation of their family obligations in accordance with the termination of assistance provisions detailed further in this Plan.
The owner's rent will not be abated for items which are the family's responsibility. If the tenant is responsible and corrections are not made, the HAP contract will terminate when assistance is terminated.
Housing Quality Standards Commonly Failed Items
Failed inspections require re-inspections and delay the initial contract process. Please help expedite this process by looking your unit over carefully before it is scheduled for an initial HQS inspection.
Enclosed is a sample HQS checklist along with an easy-to-follow listing of the type of things the inspectors look for in a unit in the HUD publication, A Good Place to Live.
The following is a list of the items that most commonly make a unit fail inspection:
- Non-functional smoke detectors
- Missing or cracked electrical outlet cover plates
- Missing hand-railings
- Peeling exterior and interior paint
- Tripping hazards caused by permanently installed floor covering
- Cracked or broken window panes
- Inoperable burners on stoves or inoperable ranges
- Missing burning control knobs
- Inoperable bathroom fan or no ventilation
- Leaking faucets or plumbing
- No temperature/pressure relief valve on water heaters
Sample Housing Quality Standards (HQS) Inspection Checklist
The following items are a sampling of the items typically found on a housing inspector's checklist. Program rules are subject to change and this information should be used as general guidance. It is not an all-inclusive list.
- Is the unit move-in ready?
- Is the unit vacant?
- Is the unit connected to an approved water or sewer system?
- Does the unit have proper space and security?
- Does the unit have a kitchen, bathroom, and living room?
- Does the unit have satisfactory means of entering and exiting?
- Are the windows operable, have working locks, and no cracks or missing panes?
- Do all exterior doors lock; single cylinder locks and deadbolt on entry door?
- Does the unit have a safe, working heating system that provides adequate heat for the unit size?
- Is the heating system properly vented, safe, and adequate?
- Does the unit have adequate lighting and two electrical outlets per room?
- Is there at least one window that opens in each bedroom?
- Do the kitchen and bathroom have a fixed, overhead (ceiling) light?
- Does the unit appear to be structurally sound?
- Are interior walls and ceilings free from cracks, holes, bulges, leaning, and loose surface materials or peeling paint?
- Are the exterior walls free from leaks, buckling holes, and loose siding/stucco?
- Are the roofs free from leaks, buckling, missing or loose roof materials?
- Are exterior porches, railings, and walkways in safe condition?
- Do the exterior stairs and/or interior stairs have handrails?
- Is the interior free from pollutants including, but not limited to carbon monoxide, sewer gas, fuel gas, dust, mildew, and pet odors?
- Is there a working smoke detector (one per living level of the unit, including basements, but excluding crawl spaces and unfinished attics)? NOTE: If unit is occupied by hearing-impaired persons, smoke detectors must have an alarm system designed for hearing-impaired persons.
- Are the utilities on (water, gas, electric)?
- Is there a clean working stove/oven in the unit and all burners function as designed without the use of an incendiary device (matches, lighter, etc.)?*
- Is the stove/oven vented properly?
- Is there a clean, working refrigerator in the unit?*
- Is there hot and cold running water with adequate pressure?
- Are all plumbing fixtures working as designed with no water leaks or stoppages?
* The landlord is not required to provide this appliance, however, if it is provided by the landlord it must be clean and in working order.
- Is the unit free from infestation of fleas, rodents, roaches, or vermin of any kind?
- Are the electrical outlets working properly with crack-free cover plates and switch plates?
- Is the unit free from electrical hazards of any kind including non-testing or non-functional Ground Fault Circuit Interrupter (GFCI), missing cover plates, improperly installed hanging fixtures, exposed wiring, etc.?
- Is the dwelling and yard free of all garbage/trash/debris and hazardous conditions?
- Does the water heater have a temperature pressure relief valve and discharge pipe within 12” above the floor or ground OR extending to the exterior?
- Is the water heater in proper working condition and properly vented?
- Is the unit empty and all rooms or attachments available for inspection?
- Does the unit have adequate and sanitary storage space?
- Does the bathroom offer privacy?
- Does the bathroom have a shower or tub?
- Does the bathroom have a sink with hot and cold running water?
- Does the bathroom have toilet facilities?
- Does the bathroom have an open-able window, and exhaust fan, or gravity vent?
- Does the kitchen have a sink?
- Is there a sanitary area for preparing and serving food?
- If the building has an elevator, is it working properly?
- Are all crawl covers and vent screens intact to prevent entry of rodents?
- If the windows have security bars, are quick release latches present for emergency exit?
- Are all code violations corrected?
- Is the neighborhood free from noise, health and safety hazards (i.e., gas leaks, crime, gangs, graffiti, pollutants)?
Is the unit free from:
- Flooding?
- Poor drainage?
- Sewage hazards?
- Septic tank back ups?
- Mud slides?
- Pollutants?
- Excessive vibrations?