Housing Quality Standards

1
Housing Quality Standards

• A Guide to Performing Quality Inspections

2
Mastering the Basics What will I learn?

• General Requirements
• Standards per Room
• Documentation

3
What is the Point of HQS?

• Decent, Safe Sanitary
• And Introducing Good Repair
• Health Safety Criteria -No negotiating-Fail
  items must be corrected verified
• Decency Suitability Criteria -May be tenant
  choice-May use Pass w/ comment to address
  concerns

4
Why Comply with HQS?

• Protect Families
• Standards ensure that Federal dollars are not
  spent on inadequate housing
• Standards also ensure an adequate supply of
  rental housing is available
• Failure to comply may result in monetary
  sanctions against SHHP

5
The Task of HQS Inspections

• Each unit must be inspected thoroughly
• A lease and HAP Contract may not be signed before
  a unit has passed inspection
• All determinations must be adequately documented
  and in the tenants file
• Documentation must include actual number of
  bedrooms, age of unit, quality of unit,
  amenities, location
• The information should support the determination
  of rent reasonableness

6
The HQS Checklist

• Long Form has detailed explanations
• Short Form for the experienced inspector
• Encourages consistency in evaluation and
  determination of pass/fail items from unit to
  unit
• Always complete the entire form, no items should
  be omitted

7
Inspection Types
8
Initial Inspection

• Either a New Admission or a Move
• Before tenant moves in (unless a new admission is
  renting in place whereby inspection occurs prior
  to effective date of new lease.)
• Occurs only when the unit is ready
• MUST PASS prior to the execution of a lease HAP
  Contract

9
Annual Inspections

• Must be completed at least once every 365 days
• Is marked as a re-inspection on the HQS
  Checklist

10
Other Inspections

• Complaint Results from a complaint from any
  source regarding the units condition
• Special - Results from a 3rd party such as HUD
  needing to view a unit
• Emergency - Takes place when there is a perceived
  emergency, generally w/in 24 hours
• Quality Control Supervisory inspections of a
  number of units based on HUD regulations
• All are marked as Special inspections on the
  Checklist

11
Inspection Equipment

• Circuit Tester
• Flashlight
• Measuring Tape
• Clipboard
• Checklist forms
• Pocket Thermometer
• Pointer/dowel
• Screwdriver

• Spare standard face plates/outlet covers
• Spare 9 volt batteries
• A camera
• Sanitizing wipes/gel or surgical gloves
• Small towel or paper towels

12
General Requirements

• Rules Policy Procedures

13
Owner Responsibilities for HQS

• Defined in the HAP Contract, Lease Lease
  Addendum
• Must maintain the unit to Housing Quality
  Standards make repairs promptly
• Failure to maintain may result in abatement of
  the assistance payment or termination of the HAP
  Contract
• Not Responsible for Tenant caused breaches of HQS

14
Tenant Responsibilities for HQS

• Keep the unit in a safe sanitary condition
  during the term of the lease
• Advise the owner when repairs are needed
• Be responsible for tenant-caused damage
• Pay any utilities that the owner is not required
  to pay for per the lease
• Cooperate with SHHP your agency in
  accomplishing inspections

15
Tenant Caused Breaches of HQS

• Failure to pay utilities that are the familys
  responsibility per the lease
• Failure to provide/maintain appliances not
  supplied by the owner (Stove /or Refrigerator)
• Damage to the unit beyond normal wear tear
  caused by a household member or guest

16
Determinations of Pass/Fail the Checklist

• If one element fails, the entire unit fails
• Pass with Comment The checklist provides
  space to notate items of concern that are not
  serious enough to fail under HQS or that are
  items of tenant preference
• The checklist should also be used to comment on
  needed repairs or other conditions that affect
  value for rent reasonableness purposes

17
Inconclusive may be the answer

• If you cannot observe an element, such as a water
  heater under a house, you must mark it
  inconclusive
• Inconclusive is not a Pass, and must therefore be
  treated as a FAIL

• To resolve an inconclusive finding, the
  landlord must provide a certification from a
  knowledgeable professional that the item has been
  inspected is in good working order

18
Access

• You are not required to crawl under houses but
  you must check crawl spaces for obvious problems
• You will not usually need to go up on a roof, it
  may be marked unobserved
• However, evidence of problems must be investigated

19
Standards

• Requirements by Type
• and by Room

20
Things to keep in mind

• Fixtures/appliances/outlets must all work as
  designed, units can fail over non-standard items
• Additional fixtures, such as outlets, though not
  required must be inspected
• You must be willing to get your hands dirty to do
  the job
• You must do a complete/thorough inspection
  regardless of the weather

21
Determining Room Location

• Orient on the front door, as if standing outside
  looking at the front entrance of the unit
• Right/Left right, left or center of the unit
• Front/Rear back, front or center of unit
• Floor Level the floor the unit is located on
• These directions help in communicating which room
  contains deficiencies

22
Space Standards What Each Unit Must Have

• A living room
• Kitchen area
• Bathroom
• At least one sleeping or living/sleeping room for
  every two persons
• Location size of rooms are tenant preference

23
Electricity and Security
24
Outlets Lighting

• Living Room 2 outlets or 1 outlet 1
  permanently installed light fixture
• Kitchen 1 outlet 1 permanently installed
  light fixture
• Bathroom 1 permanently installed light fixture
• Bedroom 2 outlets or 1 outlet 1 permanently
  installed light fixture
• Any room used as a sleeping room must meet the
  requirements of a bedroom
• Other rooms used for living require a means of
  natural or artificial light

25
Installation

• Outlets must be permanently installed
• A single outlet may have more than one receptacle
  but it is still only one outlet
• Special Purpose Outlets those dedicated to air
  conditioners or appliances do not count as an
  outlet for HQS
• Permanently installed light fixtures must be
  securely fastened to the ceiling or wall is not
  movable (those designed to be hardwired)

26
The following do not count as outlets/light
fixtures for HQS

• Table or floor lights when permanent fixtures are
  required
• Ceiling lamps plugged into a socket
• Extension cords plugged into another plug

27
Workability

• All outlets/lights must be working test all
  outlets even if there are more than required All
  must work!
• Dead plating of a non-working/disconnected outlet
  is ok to remove a potential hazard
• Remember if the light doesnt work, check to be
  sure the bulb isnt burned out before failing

28
Is it a fail?

• If electric service is not on for a new
  admission, you may check inconclusive if the bill
  will be in the residents name but it is a fail
  if the landlord will be paying the bill

• Electricity must be turned on in order to test
  appliances, lights outlets
• No electricity at a annual inspection is a FAIL

29
Electrical Hazards

• Broken or frayed wires
• Exposed or bare metal or copper wires
• Loose or improper wire connection to an outlet or
  improper splicing of wires
• Light fixtures hanging from electrical wire/cord
  w/ no other firm support

• Missing or cracked switch/outlet cover plates
• Exposed fuse box connector/connections or missing
  knock-outs
• Overloaded circuits electrocution fire hazard
• Overfused circuits (fuse too large)

30
Electrical Hazards Continued

• Rubber or plastic coated wire mounted on an
  exterior surface (wall or ceiling) in manner that
  may result in brakes, cuts or other damage
• Lamp cord used as a permanent part of the
  electrical system
• Non-working outlets

• Electrical cords that run under rugs or other
  floor coverings
• Improper connections, insulation or grounding of
  any part of the electrical system
• Wire laying in or located near standing water or
  too near where water might splash

31
Electrical Wire

• Nonmetallic Sheathed (NMS) Wire e.g. Romex
  should not be surface mounted in areas of traffic
  (ok, if secured out of the way)
• Metal-sheathed Electrical Wire can be mounted
  on wall ceiling surfaces irrespective of
  location (Such as NMS enclosed in a conduit)
• Look for fraying or wear of insulated wires
• Look for improper splices (electrical tape is NOT
  enough)

32
GFCI Outlets

• GFCI Ground Fault Circuit Interrupter -
  monitors the amount of current flowing from hot
  to neutral, any imbalance trips the circuit
• In newer units, used near sinks tubs
• Makes having an outlet near a water source safer

33
Location of Outlets and Fixtures

• Just remember the acceptability of the
  location of outlets and light fixtures is a
  tenant preference so long as the placement and
  installation are safe.

34
NEWS FLASH

• DONT FORGET! - If the family pays for
  utilities, then the unit must be separately
  metered for utilities. If the owner is unable to
  separately meter units, then he/she must pay the
  utilities. The exception would be owners who
  bill the tenants for utilities using a square
  footage or other formulaic method.

35
Security
36
These areas must be lockable

• Unit windows which are accessible from the
  outside (a lockable combination storm/screen
  window with a non-lockable inside window is okay)
• Doors that provide access to or egress from the
  unit

37
Accessible from the Outside

• Doors that open to the outside or into a common,
  public hallway
• Windows or doors that lead to a fire escape,
  porch or other outside area that can be reached
  from the ground or other apartment
• Includes basement, first floor or fire escape
  windows
• Any window sills within 6 ft. of the ground

38
Door Locks

• Should be operable fastened securely to the
  door
• The striker plate should be operable securely
  fastened to the door frame
• A chain lock alone is not acceptable
• The door frame must be strong enough to allow the
  door lock to close securely
• Door component parts must be free from damage
  that would impair their use ability to be
  locked such as splits, cracks or holes
• Two sides keyed deadbolt locks are not acceptable
  and should be marked as a fail

39
Window Locks

• Functional windows w/in 6 ft. of the ground
• Must work when placed in a locked position hold
  securely
• Acceptable types include sash pins or sash locks
  combination windows with latches
• Security bars are acceptable for sliding windows
  doors if permanently installed to the frame
• Tenants are allowed some preference on lock types
  except for chain bolt lock restrictions

40
Windows may be nailed shut unless

• It is needed as an alternate means of exit in
  case of fire
• Nailing it shut would seriously decrease air
  circulation within the unit
• It is required to be egress for sleeping room

41
General Room Standards
42
Location Functionality Requirements for Windows

• Living Room requires a window but it does not
  have to open
• Kitchen Dining Room no window required
• Bedroom (or any room used for sleeping) A window
  is required it must open if it was designed to
  open
• Bathrooms a means of ventilation is required
• Skylights are evaluated just like any other
  window

43
Fail Ratings for WindowsSevere Deterioration

• Missing or broken panes
• Dangerously loose, cracked panes
• Accessible windows that cannot be locked
• Windows without a tight seal, allowing serious
  drafts into the unit

44
Window Conditions that rate a Pass with Comment

• Minor cracks in a window pane where
• there is no cutting hazard
• Splintered sills
• Minor rotting of the window frame
• Missing putty that results in loose panes but
• there is no danger of the pane coming out

45
Screens

• Screens are NOT required by HUD
• SHHP has elected not to require screens
• However, if screens are present, you must inspect
  them to ensure they are safe and generally work
  as they are suppose to
• Apply the Can someone get cut? standard to
  tears in screens

46
Tenant Preferences Inspection Tips

• Cracked panes of glass are a tenant preference
  unless they are a potential safety hazard or
  cause drafts
• Screens the tenant decides if the screens, or
  lack of, meet their needs

• Always be clear which window you are describing
• Become familiar with types of windows, some
  terminology how to make basic, minor repairs
  such as installing weatherstripping replacing
  putty

47
Fail Ratings for Ceilings

• Severe bulging or cracking
• Large holes
• Falling surface material (other than wallpaper or
  paint)
• Loose sections of plaster that appear in danger
  of falling
• Surfaces that are wet w/ or w/out mold-like
  substances

48
Pass with Comment Conditions for Ceilings

• Small holes or cracks
• Minor crumbling of plaster
• Some missing/broken ceiling tiles
• Water stains w/ no evidence of further damage
• Dirty, stained surfaces
• Unpainted surfaces

49
Tenant Preference on Ceilings

• Tenant may determine if minor defects such as
  lack of wallpaper or paint, stains or other
  cosmetic conditions will affect the livability of
  the unit

50
Fail Ratings for Walls

• Severe buckling, bulging or leaning
• Loose or damaged structural members
• Large holes Generally larger than an 8 ½ x
  11 sheet of paper
• Any holes/cracks, regardless of size, that allow
  significant drafts, bugs or vermin to enter the
  unit e.g. holes through exterior walls

51
Pass with Comment Conditions and Tenant
Preference for Walls

• Small or shallow holes
• Loose or missing parts
• Unpainted surfaces
• As with ceilings, tenants may decide if minor
  defects, such as a lack of wallpaper or paint,
  will affect the livability of a unit

52
Inspection Tip for Walls

• Examine evaluate ALL walls
• Include/record the WORST condition in the rating
• If one wall fails, they all fail
• If a condition involves surface materials, it is
  okay to indicate to the landlord how it might be
  repaired

53
Fail Ratings for Floors

• Severe buckling or major movement under walking
  stress
• Large sections of damaged or missing floor boards
• Large cracks or holes, which penetrate both the
  finished floor subflooring
• Holes that are about 4 or larger
• Permanent floor covering or floor boards that
  present serious tripping hazards

54
Pass with Comment Conditions and Tenant
Preference for Floors

• Non-hazardous defects
• Significant scuffing, marring, scratches (in) or
  soiled/dirty floor finish or covering
• Minor damage to linoleum or parquet floor
• Damage that could become a tripping hazard
• Tripping hazards that are not part of the
  permanent floor covering, such as throw rugs
  supplied by tenant
• Tenant may decide if minor defects affect overall
  livability

55
Other Rooms Used for Living

• Rooms or areas walked through or lived in on a
  regular basis that are not the living room,
  kitchen or bathroom.

56
Inspection Requirements

• All rooms must be inspected
• Complete as many Other Room supplements to the
  inspection checklist as there are other rooms
  in the unit
• Other Rooms include entrance halls, corridors
  and stairways in the unit that are a part of
  the area used for living
• Halls, stairways or entry ways that are
  contiguous should be rate as a whole/all part of
  one space

57
Room Codes for Other Rooms

• 1 Bedroom or any room used for sleeping
• 2 Dining room
• 3 Family rooms, dens, play rooms, etc
• 4 Entrance halls, corridors, halls, stairs
• 5 Additional bathrooms
• 6 Other
• Rooms may not be classified as a 1 unless the
  requirements for a room used for sleeping are
  met

58
Electrical Requirements for Other Rooms

• Any rooms coded 1 must meet the requirements of
  a sleeping room even if the room was not designed
  to be a bedroom
• Other Rooms must have a source of light,
  whether natural or artificial, such as a light
  fixture, an outlet for a lamp, a window or
  adequate light from another room

59
Window Requirements for Other Rooms

• Rooms coded 1 must have a window and the window
  must open if it was designed to open
• Other room codes no window is required
  (excepting bathrooms which have additional
  requirements) but if a window is present, it must
  pass HQS

60
Secondary Rooms

• Rooms which do not meet the criteria of other
  rooms used for living
• All secondary rooms are rated together on Part 5
  of the Inspection checklist
• Must be inspected rated
• Inspection criteria for electrical hazards are
  the same as other interior rooms
• Must have a means for either natural or
  artificial light

61
Potential Hazards Secondary Rooms

• Hazards may include Unstable stairs, large holes
  in floors/walls/ceilings, evidence of imminent
  structural collapse, seriously deteriorated
  windows/doors, protruding nails
• Assess means of access lockable/un-lockable
  doors, screens or curtains
• Frequency of use e.g. basement stairs with no
  railing - how often is it really used? Simple
  risk may not be enough to warrant a fail rating
• Control of access A room which can be closed
  off/locked would reduce risk to the resident

62
Good documentation is a must to back up any
decision you make!
63
Kitchens

• The objective in rating a kitchen is to verify
  that the dwelling contains a kitchen or kitchen
  area for the preparation storage of food, along
  with necessary appliances.

64
Definition of a Kitchen

• A separate room or area of a larger room used
  primarily for the preparation of meals food
  storage
• A bedroom with a refrigerator in it is NOT a
  kitchen

65
A Kitchen must have

• A separate sink for preparing food washing
  dishes, piped w/ hot cold water which drains
  into an approvable system
• A working stove for cooking food
• A working refrigerator for storing food
• Facilities for the sanitary disposal of food
  waste refuse

66
Remember!

• As stated earlier, the kitchen must have at least
  1 working outlet AND 1 working, permanently
  installed light fixture
• 2 outlets without a permanently installed light
  fixture is NOT adequate!
• A window is not required, nor is a kitchen vent
  but if a window is present, it must be free of
  signs of deterioration or broken panes

67
General Appliance Hazards

• Must be free of hazardous conditions including a
  damaged/broken stove, sink or refrigerator that
  might endangers the users
• No evidence of gas or water leakage that presents
  a danger of fire or electrical shock
• Stove refrigerator must be free of potential
  hazards due to improper hook-up

68
Oven Stove or Range

• Both oven stove top must be present working,
  check both bake AND broil functions
• Chipped or cracked burner rings pass with comment
  if they adequately support pots pans
• Hot Plates are NOT acceptable

69
Substitution of a Microwave

• A tenant may supply a microwave oven in lieu of a
  tenant-supplied oven stove/range
• The owner may supply a microwave oven in lieu of
  an owner-supplied oven IF
• the tenant agrees AND
• microwaves are furnished instead of an oven/
  stove/range to both subsidized unsubsidized
  tenants in the building or premises

70
Refrigerator

• Frig must maintain a temperature low enough to
  prevent food from spoiling
• Must be capable of storing frozen foods
• Must be of adequate size to accommodate the needs
  of the family

71
Tenant vs. Owner Supplied

• Appliances may be supplied by tenant or landlord
• If appliances are owner-supplied are not
  present, the unit FAILS
• If appliances are tenant-supplied are not
  present, an INCONCLUSIVE rating should be given
  the condition must be verified in order for the
  unit to pass

72
Sinks

• Sink must have running cold and hot water
• Must have a drain attached to appropriate
  plumbing which includes a gas trap
• Must be free from major leaks which will result
  in substantial water loss and damage

73
Storage and Prep Space

• Unit must provide space for storage, preparation,
  and serving of food
• Space Pantries or closets which contain shelves
• If not built-in space, a table or portable
  storage cabinet is acceptable
• A FAIL rating is required if there is no
  built in storage or room for a table and portable
  cabinets

74
Bathrooms

• The objective in rating a bathroom is to ensure
  the presence of at least one bathroom in the unit
  for the exclusive use of the tenant.

75
Bathroom Requirements

• 1 bathroom is required
• The bathroom must be in a separate room with a
  flush toilet and 1 perm light fixture
• UNIT must contain a fixed basin with cold/hot
  water
• UNIT must contain a shower/tub with cold/hot
  water
• These facilities MAY be scattered throughout the
  unit
• All facilities must be attached to appropriate
  sewer/septic system

76
Common Fail Ratings for Toilets, Basins
Showers/Tubs

• Toilets
• Lack of water supply
• Lack of acceptable drainage system
• Clogged or malfunctioning mechanisms in water
  tank
• Basins
• Not permanently attached to wall or floor
• Lack of cold and hot water
• Severe leaks or lack of gas trap
• Showers/Tubs
• Low water pressure
• Slow drain
• Damage to grout or seals
• Excessive Mold

77
Bathroom Ventilation

• If a window is present, it must open if it is the
  only means of ventilation
• If there is no window, there must be an exhaust
  vent system
• Vent system types electric fans, gravity flow or
  shafts designed to permit air to escape to the
  outside

78
Additional Bathrooms

• Must have either an operable window or other
  adequate ventilation and a permanent light
  fixture
• Sink must have a gas trap
• Must be free of serious health and sanitary
  problems
• Rate the balance of the room according to the
  requirements of Part 4 of the inspection
  checklist

79
Heating and Plumbing

• HVAC Water heaters Plumbing Sewer

80
Heating Equipment

• System must be capable of providing adequate heat
  DIRECTLY or INDIRECTLY to all rooms used for
  living
• Radiator
• Hot air register
• Baseboards
• Radiant floor heating

81
What is Adequate?

• Compare the size of the system to the area to be
  heated
• System must be capable of maintaining temp over
  period of time
• Portable space heaters are not adequate
• Heat is not required in secondary rooms

82
Common Fail Ratings for Heating Equipment

• Potential for fire
• Escaping gases
• Fuel tank storage not raised off the floor
• Unprotected fuel lines
• Presence of combustibles around the furnace
• Inadequate source of clean air return
• Leaks in radiators
• Un-vented fuel space heaters (kerosene, oil, etc)

83
Ventilation Cooling Equipment

• Test the adequacy of ventilation and/or cooling
  system
• Types of ventilation systems
• Central (fan) ventilation
• Room or central air conditioner
• Swamp cooler
• Windows

84
Water Heaters

• Location of water heater must be in a place which
  does not present a hazard to the tenant
• Gas water heaters cannot be in a bedroom or
  living space
• Exceptions can be made if safety dividers are
  installed
• Tenant Preference determines whether or not water
  heater provides sufficient supply of hot water

85
Common Fail Ratings forWater Heaters

• Combustible materials are piled up around the
  heater
• Gas leaks
• Cracked or broken vent pipes and flues
• No temperature-pressure relief valve and
  discharge line

86
Plumbing Sewer

• Water and Plumbing
• Unit must be connected to approvable public or
  private system
• For private (ie. Wells) discuss with owner
  whether the well has been tested in the past
• Sewer
• Unit must be connected to approvable public or
  private system
• For private (ie. Septics) discuss with owner to
  make sure it meets local code and health standards

87
Building Exterior

• Foundation Stairs/Rails Roofs/Gutters

88
Stairs, Porches Railings

• The condition and equipment of exterior stairs,
  porches, walkways, etc., must not present a
  danger of tripping or falling
• Stairs which lead to the unit but are not
  physically attached to the building are also
  included in HQS
• Porches 30 inches off ground require a railing
• General Rule
• If you have reached the 4th step and you are
  still outside of the unit, there must be a
  railing

89
Common Fail Ratings forRoofs Gutters

• Damaged gutters which created excessive pooling
  of water on or around foundation
• Interior damage to ceilings or walls
• Serious buckling or sagging
• Large holes or defects which allow water or air
  to enter unit
• Missing/damaged shingles
• Missing flashing

90
General Health Safety

• Housekeeping
• Infestation
• Refuse Disposal
• Common Halls/Areas
• Interior Air Quality
• Neighborhood Conditions
• Smoke Detectors

91
Unit Access Egress

• Family should not have to go through another unit
  to access their own unit
• There must be an alternate means of exit from the
  unit other than the main entrance
• Window
• Fire Escape
• Back door

92
Handling Housekeeping

• Always focus on the HQS Standards
• Evaluate housekeeping only if decent/safe/sanitary
  conditions are affected
• Housekeeping issues may be addressed 1 of 4
  ways-Trip Hazards-Fire Hazards-Health/Safety-
  Infestation

93
Infestation

• Serious Infestation determination should be
  made whether unit is free from rats or severe
  infestation by mice and vermin
• Note areas where inadequate barriers exits which
  could lead to infestation
• Tenant may decide whether minor problems such as
  occasional roaches or mice would effect their
  livability
• Bedbugs Verification that landlord has had the
  unit sprayed for bedbugs will be sufficient to
  PASS unit

94
Debris/Refuse Disposal

• Heavy Accumulation large piles of trash, garbage
  and discarded furniture and debris
• Accumulation that cannot be picked up by an
  individual within one or two hours
• Adequate facilities
• Covered trash cans
• Dumpsters
• Garbage chutes

95
Fail Ratings for Neighborhood/Common Areas

• Other buildings on the property that appear
  dilapidated or un-kept and pose a hazard to the
  family
• Fire hazards
• Abnormal air pollution or smoke which persists
  throughout the year
• Proximity to open sewage

96
Smoke Detectors

• Each unit must have at least one battery-operated
  or hardwired smoke detector
• One per level of the unit including the basement
• Installed outside of each separate sleeping area
  in the immediate vicinity of the bedrooms

97
SD cont.

• In new construction there must be a smoke
  detector in each sleeping room
• Hardwired detectors must be on an unswitched
  portion of branch circuit or on a separate branch
  circuit
• Hearing impaired
• Must be placed in the bedroom
• Must have a visible signal

98
Special Housing Shared Housing

• Performance Requirements
• The entire unit shall comply with HQS standards
  not just the spaces that the assisted family will
  be residing in.
• The facilities available for use by the assisted
  family shall include a living room, sanitary
  facilities, and food and refuse disposal
  facilities.

99
Shared Housing Group Homes

• Performance Requirements
• The entire unit shall comply with all HQS
  standards including
• The unit shall contain and have ready access to a
  flush toilet which can be used in privacy a
  fixed wash basin with hot and cold running water
  and a shower and/or tub
• Those units accommodating physically handicapped
  occupants with wheelchairs or other special
  equipment shall provide access to all sanitary
  facilities

100
Shared HousingSingle Room Occupancy

• Performance Requirements
• The unit shall comply with all of the HQS
  standards including
• Room shall be occupied by no more than one person
• All common areas shall comply with HQS standards
• Sanitary facilities must be private and
  accessible
• Exterior doors and windows accessible from
  outside the SRO unit must be able to be locked

101
Manufactured Homes

• Performance Requirements
• A Manufactured Home, whether owner or renter
  occupied, shall comply will all HQS standards
  including
• Meet the definition of Manufactured home
• Be equipped with at least on working smoke
  detector
• The home must be placed on the site in a stable
  manner. Tie downs are also required. They must
  be free from hazards such as sliding or wind
  damage

102
Test Your Knowledge
103
These slides offer examples for the purpose of
helping inspectors prepare for items they may
encounter in the field. These examples do not
and are not intended to cover every aspect of the
HQS inspection you will be required to perform on
each unit. Once again, we recommend that the
inspector use good judgment and carefully
evaluate each situation. It is important that
the inspector not impose any personal values on
the tenant, the neighborhood, or the housekeeping
104
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

105

• Fail

Electrical Hazard Includes Broken wiring
non-insulated wiring frayed wiring improper
types of wiring, connections, or insulation
wires lying in or located near standing water or
other unsafe places light fixture hanging from
electric wiring without other firm support or
fixture missing cover plates on switches or
outlets badly cracked outlets exposed fuse box
connections overloaded circuits evidenced by
frequently blown fuses (ask the tenant).
106
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

107
Fail
Floor Condition Unsound or Hazardous The
presence of serious defects that pose potential
structural collapse, large cracks or holes
allowing substantial drafts from below the floor,
severe buckling or major movement under walking
stress, or other safety concerns (e.g.,
tripping) Pass floors that are basically sound
but have some non-hazardous defects including
heavily worn or mildly damaged floor surface
(scratches or gouges in surface). If there is no
floor covering, note the condition, especially if
badly worn or soled.
108
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

109
Need More Info
Picture does not clearly indicate level of
deterioration.
Window Condition Severe deterioration means
that the window no longer has the capacity to
keep out the wind and the rain or is a cutting
hazard (which cannot be determined from the
picture). Examples include missing or
broken-out panes, dangerously loose cracked
panes, windows that will not close, etc. If
there is only moderate deterioration of the
windows, the item should Pass With Comment.
Examples include windows which are reasonably
weather-tight but show evidence of some aging,
abuse, or lack of repair. Signs of deterioration
are minor crack in window pane, splintered sill,
etc.
110
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

Heating unit has pulled away from the wall.
111
Need More Info
Picture does not adequately identify what is
behind the heater, if the edges are sharp, or if
the equipment is working properly.
Safety of Heating Equipment Unsafe conditions
include breakage or damage to heating system
such that there is a potential for fire or other
threats to safety improper connection of flues
allowing exhaust gases to enter the living area
improper installation of equipment (e.g.
proximity of fuel tank to heat source, absence of
safety devices) indicates of improper use of
equipment (e.g., evidence of heavy build-up of
soot, creosote, or other substance in the
chimney) disintegrating equipment combustible
materials near heat source or flue. Examples of
un-vented fuel burning space heaters are
portable kerosene units, un-vented open-flame
portable units.
112
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

113
Fail
Plumbing Not working means the toilet is not
connected to a water supply it is not connected
to a sewer drain it is clogged, it does not have
a trap the connections, vents or traps are
faulty to the extent that severe leakage of water
or escaping gases occur the flushing mechanism
does not function properly. If the water to the
unit has been turned off, the unit fails. The
toilet must be contained within the unit, be in
proper operating condition, and be available for
the exclusive use of the occupants of the unit.
114
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

115
Pass With Comment
Site and Neighborhood Conditions Includes
conditions that would seriously and continuously
endanger the health or safety of the residents
including other buildings on, or near the
property that pose serious hazards (e.g.,
dilapidated shed or garage with potential for
structural collapse) evidence of flooding or
major damage problems evidence of mud slides or
large land settlement or collapse proximity to
open sewage unprotected heights (cliffs,
quarries, mines, sandpits) fire hazards
abnormal air pollution or smoke which continues
throughout the year and is determined to
seriously endanger health and continuous or
excessive vibration of vehicular traffic.
116
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

117
Fail
Security Accessible to outside means doors
open to the outside or to a common public hall
windows accessible from the outside (e.g.
basement and first floor) windows or doors
leading onto a fire escape, porch or other
outside place that can be reached from the
ground. Lockable means the window or door has a
properly working lock or is nailed shut, or the
window is not designed to be opened. A storm
door lock that is working properly is acceptable.
Windows that are nailed shut are acceptable only
if these windows are not needed for ventilation
or as an alternate exit in case of fire. In this
case The lockable storm door meets the
security requirement, but the interior door jam
fails due to damages and functionality of
interior door
118
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

Sink pulling from wall, faucets and drain are
working
119
Pass With Comment
Fixed Wash Basin or Lavatory in Unit The wash
basin must be permanently installed. The wash
basin may be located separate from the other
bathroom facilities. Not working means the
wash basin is not connected to a system that will
deliver hot and cold running water it is not
connected to a properly operating drain the
connectors (or vents or traps) are faulty to the
extent that sever leakage of water or escape of
sewer gases occur. Pass with comment if the wash
basin is present and working but has the
following types of minor defects insufficient
water pressure, dripping faucets, minor leaks
cracked or chipped porcelain slow drain.
120
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

121
Fail
Hot Water Heater Water heaters must have a
temperature-pressure relief valve and discharge
line (directed toward the floor or outside of the
living area) as a safeguard against build up of
steam if the heater malfunctions. To pass, gas
or oil-fired hot water heaters must be vented
into a properly installed chimney or flue leading
outside. Electric hot water heaters do not
require venting. Hot water heaters located in
hazardous areas include very cluttered closets
with clothes, and closets with paper items
stacked against it. Gas hot water heaters in
bedrooms and other living areas must have safety
dividers or shields.
122
What Do YouThink?

• PASS
• FAIL
• INCONCLUSIVE

123
Fail

• Other Interior Hazards and Potentially Hazardous
  Features
• These are hazards that may be present in the unit
  but not specifically defined, such as a
  protruding nail in a doorway a broken bathroom
  fixture with a jagged edge at a level where
  someone could be cut a door that might fall
  because it is partially broken off its hinges.
• In this instance, combustible material has
  accumulated near a fireplace, causing a potential
  fire hazard. If the debris were moved away from
  the fire hazard, it would NOT FAIL. In
  considering the PASS/FAIL on this situation, the
  Inspector should also consider the following
• Is this fireplace used/in working condition?
• Is it the only source of heat for the unit?
• Can the materials be moved within an hour or
  two?

124
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

Has this heating unit passed a city or other
inspection?
125
Pass With Comment
Safety of Heating Equipment Other unsafe
conditions include breakage or damage to
heating system such that there is a potential for
fire or other threats to safety improper
connection of flues allowing exhaust gases to
enter the living area improper installation of
equipment indications of improper use of
equipment disintegrating equipment combustible
materials near heat source or flue. It appears
that this is a very old heating system that may
have caught fire in the past and may be a
potential fire hazard. However, if the unit has
been inspected by a qualified HVAC contractor or
local government, ask for the certificate and
mark as a Pass with Comment.
126
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

127
Pass With Comment
Condition of Chimney A chimney is a vertical
structure incorporated into a building and
enclosing a flue or flues to carry off smoke.
Unsound or hazardous means that the chimney
is either seriously leaning or that it shows
evidence of deterioration or disintegration of
its parts. In this instance, if the damage to
the chimney allows smoke or hazardous gases to
enter the unit, it is a FAIL. However, if the
chimney is merely dented, it would Pass with
Comment.
128
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

129
Fail
Refrigerator A refrigerator is not working if
it will not maintain a temperature low enough to
keep food from spoiling over a reasonable period
of time. If the refrigerator is present and
working but defects exist, note these on the
form. Possible minor defects include broken or
missing interior shelving dented or scratched
interior or exterior surfaces minor
deterioration of door seal loose door
handle. From the picture, it does not appear
that this freezer is working. As the freezer
compartment has no door, it is unlikely that the
refrigerator is capable of keeping frozen food.
130
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

131
Fail
Stove or Range with Oven To be working, a stove
or range must have all burners working and knobs
to turn them off and on. An oven is not working
if it will not heat up. Note A microwave oven
may be substituted for a tenant-supplied oven and
stove (or range) or for an owner-supplied oven
and stove (or range) if the tenant agrees. If
supplied by landlord, microwave ovens must be
furnished instead of ovens and stoves to both
subsidized and unsubsidized tenants in the
building.
132
What Do YouThink?

• PASS
• FAIL
• INCONCLUSIVE

133
Fail
Kitchen Sink A permanently attached sink must
be present in the kitchen or kitchen area. A
sink is not working unless it has running hot and
cold water from the faucets and a properly
connected and properly working drain (with a gas
trap). If a working sink has defects note
this on the checklist. Possible minor defects
include dripping faucet marked, dented, or
scratched surface slow drain missing or broken
drain stopper. In this instance, the sink
appears to have a broken handle and a severe
leak. It would NOT FAIL based on the stains and
scratches.
134
What Do YouThink?

• PASS
• FAIL
• INCONCLUSIVE

No track on drawer
135
Pass With Comment
Other hazards Unless this drawer falls out when
it is opened, it is not a danger. The
inspector should negotiate with the
owner/landlord to have the drawer repaired. The
inspector should Pass with Comment in order to
have a record of the condition.
136
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

Third Floor balcony door. Is this Hook-Lock
secure?
137
Pass
Security Access to the outside means doors
open to the outside or to a common public hall
windows accessible from the outside (e.g.
basement and first floor) windows or doors
leading onto a fire escape, porch or other
outside place that can be reached from the
ground. Lockable means the window or door has
a properly working lock or is nailed shut, or the
window is not designed to be opened. A storm
window lock that is working properly is
acceptable. Windows that are nailed shut are
acceptable only if these windows are not needed
for ventilation or as an alternative exist in
case of fire. If this was a first floor or
basement door, it would FAIL not secure.
138
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

139
Fail
Window condition Severe deterioration exists.
The window (patio door in this photograph) no
longer has the capacity to keep out the wind and
rain and is a cutting hazard. In addition, this
window/door would FAIL based on the Security
requirements if it is accessible from outside
or ground level security bars (ie., dowel rod)
in window jam or along door threshold are not
approved as the primary forms of security locks.
140
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

141
Fail
Interior Stairs and Common Halls A handrail is
required on extended sections of stairs
(generally four or more consecutive steps). A
railing is required on unprotected heights, such
as around stairwells. Loose, broken, or
missing steps should fail if they present a
serious risk of tripping or falling. Note the
adequacy of light must also be considered.
142
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

143
Pass
General Health and Safety Heavy accumulation
means large piles of trash and garbage, discarded
furniture, and other debris. This may occur
inside the unit, in common areas, or outside. It
usually means a level of accumulation beyond the
capacity of an individual to pick up within an
hour or two. Rodent and insect infestation are
the primary health hazards caused by such
accumulations.
144
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

145
Pass With Comment
General Health and Safety Heavy accumulation
means large piles of trash and garbage, discarded
furniture, and other debris. This may occur
inside the unit, in common areas, or outside. It
usually means a level of accumulation beyond the
capacity of an individual to pick up within an
hour or two. Rodent and insect infestation are
the primary health hazards caused by such
accumulations. Trash or discarded furniture,
appliances, or motor vehicles or their parts may
also pose safety hazards to children playing in
the area. If there are children in the home
this would Fail due to safety issue.
146
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

147
Pass with comment
Refuse Disposal Adequate covered facilities
include trash cans with covers, garbage chutes,
dumpsters trash bags. In this instance, all of
the trash appears to be in trash bags and the
debris could be removed within one to two hours.
148
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

No Gutters
149
Pass
Exterior/Condition of Roof and Gutters Unsound
and hazardous means the roof has serious
defects such as serious buckling or sagging,
indicating the potential for structural collapse
large holes or other defects that would result in
significant air or water infiltration. The
gutters, downspouts and soffit show serious decay
and have allowed the entry of significant air or
water into the interior of the structure. Gutters
and downspouts are, however, not required. If
the roof is not observable and there is no sign
of interior water damage, check PASS.
150
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

151
Fail
Electrical Hazards Include broken wiring
non-insulated wiring frayed wiring improper
types of wiring, connections or insulation wires
lying in or located near standing water or other
unsafe places light fixture hanging from
electrical wiring missing cover plates on
switches or outlets badly cracked outlets
exposed fuse box connections overloaded circuits
evidenced by frequently blown fuses. Do not
count any of the following items or fixtures as
outlets/fixtures table or floor lamps or
ceiling lamps plugged into a socket or extension
cords. This instance could lead to an overloaded
outlet if more cords were connected.
152
What Do You Think?

• PASS
• FAIL
• INCONCLUSIVE

153
Fail
Hot Water Heater Location presents hazard
means that the gas or oil water heater is located
in living areas or closets where safety hazards
may exist (e.g., water heater located in very
cluttered closet with cloth and paper items
stacked against it). Gas hot water heaters in
bedrooms or other living areas must have safety
dividers or shields.
154
A Word About
Manufactured Homes
155
Mobile/Manufactured Homes Tie-Downs If the
unit is a mobile home, it must be properly placed
and tied down to avoid overturning, displacement,
or other serious damage during a wind storm. If
the home is located in a mobile home park,
check with the management regarding tie-down
requirements. If the home is not located in a
park, a good rule of thumb is NO WHEELS!
156
The information presented here contains
quotations from the HUD form 52580-A and the
Handbook 7420.8. If you have questions or
comments please contact Travis Winger,
Quality Assurance/Trainer Supportive Housing and
Homeless Programs4020 S Newton StDenver, CO
80236 [phone](303) 789-6941
Faxtravis.winger_at_state.co.us