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Housing Quality Standards

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Title: 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 (303) 866-7352(303) 789-6941
Faxtravis.winger_at_state.co.us
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