In October’s Newsletter, I will be discussing the outrageous vacant unit protocol and its impact on the NSPIRE program.
First – a quick update to my September Newsletter about deficiencies that were supposed to start scoring as of October 1st 2024, HUD decided they will remain non-scoring until October 1, 2025!
Vacant Unit Policy
The same vacant unit policy from UPCS was just recently released in the NSPIRE Inspector Protocol and Guidance
There is 1 mention of a vacant unit policy in the NSPIRE Final Rules:
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**Notice that last line – that REAC is seeking comments on this practice? PLEASE email NSPIRERegulations@HUD.gov and/or NSPIRE@HUD.gov and convey your opinion on the practice of inspecting unturned vacant units.**
So, what exactly is the problem?
The issue that every deficiency in an unturned unit will be cited. Under UPCS it wasn’t really a big deal because the Unit had a score cap of about 2 points. There are NO score caps in NSPIRE!!!
I just finished an appeal for a property that lost 14 points in 2 vacant units. I know of another property that lost 28 points in 1 vacant unit. Remember, if you lose 30 points or more in the Unit Inspectable Area – you fail the inspection with a score of 59! Inspecting vacant units is ridiculous!
Every deficiency under NSPIRE is considered a Health & Safety (Low, Moderate, Severe and Life-Threatening). Whose life is in jeopardy because an outlet cover plate is missing in a vacant unit?!
Some of the deficiencies commonly cited in vacant units:
- If the gas/electricity is shut off – EVERYTHING that uses the disconnected utility will be cited: lights, stove, refrigerator, outlets, GFCIs, exhaust fans, hot water, and HVAC
- Missing appliances
- Missing carpeting…and sharp edges for the carpet tack strip
- Missing outlet cover plates
- Holes in the walls or ceiling
AND THERE ARE NO SCORE CAPS IN NSPIRE – the sky is the limit!!!!
What should you do if a vacant unit is selected for inspection?
If it were my property and an UNTURNED vacant unit was chosen – honestly, I would tell the inspector I don’t have the key. Protocol states that if you don’t have a key, an alternate unit will be chosen.
***Remember – REAC is seeking comments on inspecting vacant units.
PLEASE email NSPIRERegulations@HUD.gov and convey your opinion!***
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