HUD PIH Notice § 2026-18

Special Attention of:                                Notice PIH 2026-18
Public Housing Agencies
Public Housing Directors                             Issued: July 15, 2026
Regional Public Housing Directors
Property Owners Participating in the                 Expires: This notice remains in effect until
 Housing Choice Voucher Program                      amended, superseded, or rescinded.

                                                     Supersedes: Notices PIH 2023-28 and
                                                     2024-26

                                                     Cross References: 24 CFR parts 5, 35, 882,
                                                     982, and 983; Notices PIH 2013-17, 2016-
                                                     05, 2017-20, 2020-31, 2022-01, 2023-16,
                                                     and 2024-19


Subject: Implementation of National Standards for the Physical Inspection of Real Estate
Administrative Procedures for Voucher Programs

I.       PURPOSE
         This notice revises, updates, and finalizes the administrative procedures of National
         Standards for the Physical Inspection of Real Estate (NSPIRE) for the Housing Choice
         Voucher (HCV) and Project-Based Voucher (PBV) Programs, and, by use of Housing
         Quality Standards (HQS) for their inspections, the Section 8 Moderate Rehabilitation
         (Mod Rehab)1 Programs (collectively known hereafter as “voucher programs”).

         This notice applies to all public housing agencies (PHAs) administering voucher
         programs, including Moving to Work (MTW) PHAs.

II.      BACKGROUND
         On May 11, 2023, HUD published the Economic Growth Regulatory Relief and
         Consumer Protection Act: Implementation of National Standards for the Physical
         Inspection of Real Estate (NSPIRE) final rule (“NSPIRE final rule”) in the Federal
         Register (88 FR 30442). NSPIRE establishes a new approach to defining and assessing
         housing quality, strengthens HUD’s physical condition standards, and improves HUD
         oversight by aligning and consolidating the inspection regulations across multiple
         programs used to evaluate “HUD housing,” as defined in 24 CFR 5.701(c).
         Implementation of the NSPIRE final rule ensures that residents of HUD housing live in
         safe, habitable dwellings. It also ensures the items and components located both inside

1 24 CFR part 882




                                            www.hud.gov
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         and outside and within the units of HUD housing are functionally adequate, operable, and
         free of health and safety hazards. The rule also states that HUD will publish NSPIRE
         standards through a Federal Register notice at least once every 3 years to respond to the
         public and assisted housing portfolio’s evolving needs and to research findings.

         During the first phases of implementation of the NSPIRE final rule, HUD commenced
         inspections for public housing and multifamily housing properties in July and October
         2023. More information can be found on HUD’s NSPIRE Official Notices and Proposed
         Rules webpage.

         With the NSPIRE final rule, NSPIRE for voucher programs became effective October 1,
         2023, and redefined HQS for these programs. On September 28, 2023, HUD announced
         the first extension of the compliance date to October 1, 2024.2 On July 5, 2024, HUD
         extended the compliance date to October 1, 2025.3 On September 30, 2025, HUD further
         extended the compliance date to February 1, 2027.4 This latest extension will provide
         PHAs with additional time to train their staff, communicate with landlords and access
         additional technical assistance from HUD to support their transition to NSPIRE. HUD
         issued the first administrative procedures notice for the voucher programs with Notice
         PIH 2023-28, later revised by Notice PIH 2024-26. This notice supersedes both PIH
         notices.

III.     DESCRIPTION OF REVISIONS
         Prior to the implementation of NSPIRE, inspections under the voucher programs were
         conducted in accordance with HQS at 24 CFR 982.401 as it existed on the publication
         date of the NSPIRE final rule (hereafter referred to as “HQS as previously defined”).
         This notice informs PHAs that administer voucher programs of the allowable extension
         for the implementation of NSPIRE, reviews information about the NSPIRE standards,
         instructs PHAs to update their inspection standards by the compliance date of February 1,
         2027, and explains other changes to voucher program inspections.

         This notice implements the following key changes and updates:

             Extends the compliance date for implementation of NSPIRE for voucher programs to
              February 1, 2027, and references the current Federal Register notice.
             Clarifies which NSPIRE provisions are excluded from the compliance date extension.
             Updates notification requirements for PHAs.
             Provides additional guidance to submit requests for variations and alternative
              inspection methods.
             Notifies PHAs of additional training added to HUD Exchange.

2 Economic Growth Regulatory Relief and Consumer Protection Act: Implementation of National Standards for the Physical

Inspection of Real Estate (NSPIRE); Extension of NSPIRE Compliance Date for HCV Programs, 88 FR 66882
3 Economic Growth Regulatory Relief and Consumer Protection Act: Implementation of National Standards for the Physical

Inspection of Real Estate (NSPIRE); Extension of NSPIRE Compliance Date for HCV, PBV and Section 8 Moderate Rehab and
CPD Programs, 89 FR 55645
4 Economic Growth Regulatory Relief and Consumer Protection Act: Implementation of National Standards for the Physical

Inspection of Real Estate (NSPIRE); Extension of NSPIRE Compliance Date for Housing Choice Voucher, Project-Based
Voucher, and Section 8 Moderate Rehabilitation Programs, 90 FR 46911
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            Informs PHAs that HUD is no longer developing an application or software for
             voucher programs.

IV.      NSPIRE COMPLIANCE REQUIREMENTS FOR VOUCHER PROGRAMS

         A. Compliance Date
            PHAs may continue using HQS as previously defined or other HUD-approved
            inspection methods as their inspection standards until February 1, 2027. This notice
            provides guidance for PHAs with voucher programs that continue to delay
            implementation of certain provisions of the NSPIRE final rule and NSPIRE standards
            into their HQS inspections until the extended compliance date of February 1, 2027.

             While compliance with NSPIRE is not required before that date, HUD encourages
             PHAs to implement NSPIRE standards at their earliest convenience.

         B. Applicable Provisions
            This notice also clarifies the intent of the extension. The extension of the compliance
            dates only covers certain provisions in the NSPIRE final rule. Reference to the
            “Housing Opportunity Through Modernization Act (HOTMA) voucher final rule,”5
            further implemented by Notice PIH 2024-19, is due to its subsequent amendments to
            many NSPIRE final rule provisions and definitions since its publication.

             PHAs with voucher programs subject to 24 CFR parts 882, 982, and 983 are not
             required to comply with the following NSPIRE changes until February 1, 2027,
             including the subsequent changes made by the HOTMA voucher final rule:

                 24 CFR 982.4, definition of “Housing Quality Standards (HQS)”
                 24 CFR 982.401
                 HQS provisions of 24 CFR part 982, subpart M:6 24 CFR 982.605(a), 982.609(a),
                  982.614(a) and (b)(1), 982.618(b) and (c), 982.621, and 982.628(a)(4).
                 24 CFR 983.3, definition of “Housing Quality Standards (HQS)”
                 24 CFR 983.101(a)-(b)

             However, PHAs subject to 24 CFR parts 882, 982, and 983 are required to comply
             with all other changes to these parts implemented by the NSPIRE final rule, including
             the subsequent changes made by the HOTMA voucher final rule:

                 24 CFR 982.352(b)(1)(v)(A)(3) (previously at 24 CFR 982.352(b)(1)(iv)(A)(3)),
                  which, in the case of PHA-owned housing, requires a PHA to obtain the services
                  of an independent entity to perform HQS inspections and communicate the
                  inspection results to the family and PHA


5 Housing Opportunity Through Modernization Act of 2016—Housing Choice Voucher (HCV) and Project-Based Voucher

Implementation; Additional Streamlining Changes, 89 FR 38224 (May 7, 2024)
6 Subpart M as it existed on the publication date of the NSPIRE final rule can be found at

https://www.govinfo.gov/content/pkg/CFR-2023-title24-vol4/pdf/CFR-2023-title24-vol4-part982-subpartM.pdf.
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                  24 CFR 982.405(a)-(b) (previously at 24 CFR 982.405(a)(1)-(2)), which allows
                   for periodic inspections on a biennial basis for HCV units and a triennial basis for
                   HCV units at small, rural PHAs
                  24 CFR 983.103(e)(1) (previously at 24 CFR 983.103(d)(4)), which allows for
                   random sampling of periodic inspections on a biennial basis for PBV contract
                   units and a triennial basis for PBV contract units at small, rural PHAs

         C. Inspections During Transition
            Units and owners are subject to the requirements in effect at the time the unit was
            inspected until final resolution of the inspection process, even if the PHA implements
            NSPIRE before the inspection process is complete.

              For example, a PHA implemented NSPIRE on June 1, 2026, but still has one failed
              inspection with uncorrected deficiencies. The inspection was conducted on May 6,
              2025, using HQS as previously defined. That unit must be reinspected, or the
              corrections must be verified, using the PHA’s HQS standards in effect on May 6,
              2025, not the NSPIRE standards implemented on June 1, 2026.

         D. Carbon Monoxide and Smoke Alarm Requirements
            PHAs are reminded that regardless of whether they have implemented NSPIRE or
            continue to use HQS as previously defined, they must comply with all requirements
            for carbon monoxide and smoke alarms.

              1. Carbon Monoxide Requirements
                 The carbon monoxide requirement took effect and became an inspectable item on
                 December 27, 2022. PHAs are already required to comply with Notice PIH 2022-
                 01 under HQS and to establish protocols to implement the carbon monoxide
                 standard into their inspections.

                   PHAs continuing to use HQS as previously defined may continue to follow their
                   established protocols during inspections, as long as they are in full compliance
                   with Notice PIH 2022-01, or they may choose to use the Carbon Monoxide Alarm
                   NSPIRE standard when conducting inspections.

              2. Smoke Alarm Requirements
                 PHAs are already required to comply with the Federal Fire Safety Act of 1992
                 and keep their smoke alarm standards current with the National Fire Protection
                 Association (NFPA) standards, currently NFPA 72 (the successor to NFPA 74).
                 Additional changes took effect on December 29, 2024,7 requiring smoke alarms
                 be either hardwired or sealed, 10-year battery devices. NSPIRE reflects NFPA 72
                 and will be updated with the additional mandates soon.

                   PHAs continuing to use HQS as previously defined may continue to follow their
                   established protocols during inspections, as long as they are in full compliance
                   with all smoke alarm requirements, or they may choose to use the Smoke Alarm
7 Consolidated Appropriations Act, 2023 (Pub. L. 117-328)
                                                                                               5


            NSPIRE standard, adding in the new requirements for hardwired or sealed, 10-
            year battery devices when conducting inspections.

     PHAs continuing to use HQS as previously defined may still use other previous HQS
     definitions and guidance, including forms HUD-52580 and HUD-52580-A, provided they
     are in compliance with the above requirements. Neither forms HUD-52580 nor HUD-
     52580-A include the current requirements for carbon monoxide or smoke alarms listed
     above, so it is important for PHAs to implement these requirements into their inspections
     when continuing to use HQS as previously defined.

V.   NOTIFICATION REQUIREMENTS

     A. Notification to HUD
        PHAs that implemented NSPIRE and notified HUD are not required to provide
        further notification. HUD sent confirmation emails to PHAs in accordance with
        section 4 of Notices PIH 2023-28 and 2024-26.

        PHAs that implemented NSPIRE but have not notified HUD must notify HUD of the
        date they transitioned to NSPIRE. This requirement applies regardless of the date of
        implementation. After a PHA notifies HUD, they will receive a confirmation email.

        PHAs that previously notified HUD that they were delaying implementation of
        NSPIRE and plan to further delay implementation due to the additional extension,
        must notify HUD of their new transition date (which can be no later than February 1,
        2027). These PHAs also need to keep HUD informed of changes and notify HUD
        when implementation occurs. After a PHA notifies HUD, they will receive a
        confirmation email.

        PHAs that have not yet implemented NSPIRE and have not notified HUD of their
        intent, must notify HUD that they have continued with HQS as previously defined
        and provide the date they plan to transition to NSPIRE (which can be no later than
        February 1, 2027). These PHAs also need to keep HUD informed of changes and
        notify HUD when implementation occurs. After a PHA notifies HUD, they will
        receive a confirmation email.

        To notify HUD, PHAs should email NSPIREV_AlternateInspection@hud.gov,
        copying the field office representative, with the subject: “Notification of
        Implementation of NSPIRE [PHA Code].” The body of the email should include the
        PHA name, PHA code, and the date the PHA implemented NSPIRE or, if the PHA
        has not yet implemented NSPIRE, the date the PHA plans to implement NSPIRE
        (which may be no later than February 1, 2027). This email should be sent by
        September 30, 2026, though HUD will continue to accept updates, changes, and
        implementation confirmations after this date.
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      B. Notification to Owners and Families
         PHAs implementing inspections using NSPIRE must be in communication with their
         owners and families regarding the changes to the inspection standards. All
         participating owners and families must be notified of NSPIRE, what the NSPIRE
         standards are, and when these changes will take effect for their inspections. PHAs
         must also ensure that inspectors are trained on NSPIRE and any new software or tools
         they will be required to use.

VI.   INSPECTABLE AREAS
      The NSPIRE final rule defines the inspectable areas for the inspection as unit, inside, and
      outside of HUD housing at 24 CFR 5.703:

         Unit. A unit (or “dwelling unit”) of HUD housing refers to the interior components of
          an individual unit. Examples of components included in the interior of a unit may
          include the balcony, bathroom, call-for-aid (if applicable), carbon monoxide devices,
          ceiling, doors, electrical systems, enclosed patio, floors, HVAC (where individual
          units are provided), kitchen, lighting, outlets, smoke detectors, stairs, switches, walls,
          water heater, and windows.

         Inside. Inside of HUD housing (or “inside areas”) refers to the common areas and
          building systems that can be generally found within the building interior and are not
          inside a unit. Examples of “inside” common areas may include basements, interior or
          attached garages, enclosed carports, restrooms, closets, utility rooms, mechanical
          rooms, community rooms, daycare rooms, halls, corridors, stairs, shared kitchens,
          laundry rooms, offices, enclosed porches, enclosed patios, enclosed balconies, and
          trash collection areas. Examples of building systems include those components that
          provide domestic water such as pipes, electricity, elevators, emergency power, fire
          protection, HVAC, and sanitary services.

         Outside. Outside of HUD housing (or “outside areas”) refers to the building site,
          building exterior components, and any building systems located outside of the
          building or unit. Examples of “outside” components may include fencing, retaining
          walls, grounds, lighting, mailboxes, project signs, parking lots, detached garage or
          carport, driveways, play areas and equipment, refuse disposal, roads, storm drainage,
          non-dwelling buildings, and walkways. Components found on the exterior of the
          building are also considered outside areas, and examples may include doors, attached
          porches, attached patios, balconies, carports, fire escapes, foundations, lighting, roofs,
          walls, and windows.

      While the above definitions include areas and components covered by the regulation,
      they are not all required to be included in a voucher program inspection. The inspectable
      areas for voucher programs are defined at 24 CFR 5.705(a)(2):

          The inspection requirement for the tenant-based HCV program and the unit
          inspection for the PBV and Moderate Rehabilitation programs only applies to units
          occupied or to be occupied by HCV, PBV, and Moderate Rehabilitation participants,
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              and common areas and exterior areas which either service or are associated with such
              units.

         This contrasts with other housing programs (e.g., Public Housing) in which all units
         (through sampling) and all areas may be subject to inspection.

VII.     NSPIRE STANDARDS
         While many previously defined HQS items are encompassed in the NSPIRE standards,
         the focus of NSPIRE is on the condition of dwelling units and prioritizing the health and
         safety of residents. A significant change between NSPIRE and HQS as previously
         defined is the removal of the “Site and Neighborhood” requirement for unit inspections.8
         NSPIRE standards also remove subjective opinions about general health and safety,
         housekeeping, and cosmetics/aesthetics of a unit and property.

         A. Where to Find the NSPIRE Standards
            The current standards can be found on HUD’s NSPIRE Standards webpage. You can
            also find a list of NSPIRE standards linked under section VI. of 88 FR 40832.9 HUD
            also created the NSPIRE HCV/PBV Inspection Checklist10 (also in fillable .pdf and
            spreadsheet formats) on the NSPIRE webpage. The standards are subject to change as
            HUD makes updates triennially.

         B. Affirmative Habitability Requirements
            NSPIRE provides for minimum, or affirmative, habitability requirements for each
            “area” (i.e., unit, inside, outside). The areas must meet these requirements for
            habitability. These affirmative habitability requirements are noted specifically in the
            standards and can be found in 24 CFR 5.703(b)-(d).

         C. Life-Threatening List
            HUD published a list of life-threatening (LT) conditions (the “LT List”) in the
            Housing Through Modernization Act of 2016: Implementation of Various Section 8
            Voucher Provisions rule at 82 FR 5458. Per Notice PIH 2017-20, this list was only
            required of PHAs that implemented certain initial inspection provisions of HOTMA
            at the time. HUD included the LT List in the NSPIRE inspection standards
            publication, which requires all PHAs adopt the LT List at the time they implement
            NSPIRE. The LT List was published at 88 FR 40832 and can also be found in Table
            65 of the list of NSPIRE standards.

              PHAs can add items to their list of LT conditions with HUD approval. Any requests
              for variations the PHA would like to identify as LT must be acknowledged in the
              variation request. If a PHA wishes to increase the health & safety (H&S) severity
              level of current non-LT NSPIRE deficiencies, this request must also be submitted to
              HUD (see section VIII. and follow the same instructions for H&S severity increase

8 Requirements for site and neighborhood standards remain applicable for purposes of PBV site selection (see 24 CFR 983.55).
9 National Standards for the Physical Inspection of Real Estate: Inspection Standards, 88 FR 40832 (June 22, 2023)
10 This checklist does not include any special program considerations or requirements for special housing types (24 CFR part 982,

subpart M) or Single Room Occupancy (SRO) Mod Rehab units (24 CFR part 882, subpart E and subpart H).
                                                                                                                        8


              requests (PHAs can only request to add LT deficiencies)). If approved, any additions
              to the PHA’s list of LT conditions (through variation or severity increase approvals),
              must be identified in the PHA’s Administrative Plan.

         D. Timelines to Correct Deficiencies
            LT deficiencies must be corrected within 24 hours after notification of the inspection
            results has been provided to the owner. All non-life-threatening (NLT) deficiencies,
            known as severe and moderate, must be corrected within 30 days (or a PHA-approved
            extension consistent with existing policy) after notification of the inspection results
            has been provided to the owner. Some deficiencies are considered low and even if
            present will result in a passed inspection and only be noted by the inspector for
            information purposes. If a deficiency (LT, severe, or moderate) is not corrected
            within the required timeframe, the PHA must initiate Housing Assistance Payment
            (HAP) contract enforcement, which can include withholding or abatement of
            assistance payments, terminations, or relocations. In accordance with HOTMA,
            certain remedies are mandatory for contracts entered or extended after June 6, 2024.11

         E. Scoring
            The NSPIRE scoring Federal Register notice12 does not apply to programs covered in
            this notice. Voucher program inspections are not numerically scored, and NSPIRE
            retains pass/fail indicators. Passed inspections require no further action by the PHA,
            family, or owner. Failed inspections require follow-up, reinspections, or verification
            to confirm correction of the deficiency.13 Each NSPIRE standard indicates whether a
            deficiency would result in a pass or fail of the inspection under voucher programs.
            Any scoring or non-scoring of the NSPIRE affirmatives also does not apply to these
            programs (i.e., Notice PIH 2025-27 does not apply to voucher programs).

         F. Self-Inspections
            24 CFR 5.707 exempts owners participating in HCV, PBV, and Section 8 Mod Rehab
            programs from any self-inspection requirements. HUD encourages owners to conduct
            any routine inspections on their units and properties already scheduled to take place
            in accordance with business and industry practices.

         G. Notes on Lead-Based Paint Hazards, Mold and Moisture, and Pest Infestations
            As discussed in Notice PIH 2023-16/H 2023-07, the NSPIRE Administrative
            Procedures Notice, which is specifically applicable to Public Housing and
            Multifamily Housing Programs, HUD allows some flexibility for what is considered
            an appropriate correction for certain deficiencies requiring a 24-hour repair. These
            noted conditions, lead-based paint, mold and moisture, and pest infestation may take
            a significant amount of time to permanently control. PHAs may consider the
            flexibilities provided by Notice PIH 2023-16/H 2023-07, or successor notices, when

11 24 CFR 982.404, 982.405, 982.406, 983.103, or 983.208
12 NSPIRE and Associated Protocols, Scoring Notice, 88 FR 43371 (July 7, 2023)
13 Some verification methods can include photos (Notice PIH 2013-17, Housing Choice Voucher (HCV) Program – Review of

Existing HQS Requirements and the Use of Photos to Improve HQS oversight) or remote video (Notice PIH 2020-31, Remote
Video Inspections for Housing Choice Voucher Program) in accordance with PHA policy. See 24 CFR 982.405(i) and
983.103(h) for additional requirements.
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          allowing for certain, temporary corrections made by owners of voucher-assisted
          properties. Except for instances of immediate and temporary relocation or other
          removal of the family from the hazard, all corrections for potential or known lead-
          based paint hazards must be made in compliance with 24 CFR part 35, subparts H, M,
          and R.

          For PHAs implementing NSPIRE standards, any deteriorated paint or other lead-
          based paint hazard(s) identified through a visual assessment during an HQS
          inspection may be considered a violation of the Potential Lead-Based Paint Hazards
          NSPIRE standard. For the HCV Program (a tenant-based assistance program), any
          housing constructed prior to 1978, with assisted units where a child under age 6
          resides or is expected to reside, common areas that service that unit, and exterior
          painted surfaces associated with that unit or common areas is subject to visual
          assessment for potential lead-based paint hazards. For the PBV Program (a project-
          based assistance program), any housing constructed prior to 1978, with assisted units,
          regardless of whether a child under age 6 resides or is expected to reside in the unit,
          common areas that service that unit, and exterior painted surfaces associated with that
          unit or common areas is subject to visual assessment for potential lead-based paint
          hazards.

          The Potential Lead-Based Paint Hazards-Visual Assessment NSPIRE standard does
          not replace the responsibility of PHAs and owners to comply with the requirements
          and timelines of the Lead Safe Housing Rule (LSHR) in accordance with 24 CFR part
          35, subpart M - Tenant-Based Rental Assistance; subpart H - Project-Based
          Assistance, as applicable to the assistance provided to the housing; and subpart R -
          Methods and Standards for Lead Paint Hazard Evaluation and Hazard Reduction
          Activities.

VIII. VARIATIONS
      NSPIRE does not alter the existing flexibilities that allow PHAs to propose, for HUD
      approval, acceptability criteria variations. 24 CFR 5.705(a)(3) (previously at 24 CFR
      982.401(a)(4)) states that HUD may approve variant inspection standards for the HCV
      and PBV Programs.

       PHAs must determine if any previously approved variation they wish to continue is now
       a variation of the NSPIRE standards just as they did under HQS acceptability criteria. If
       the PHA determines the need for a variation still exists, a request must be submitted to
       HUD as described below.

       NSPIRE does not allow for the use of unvented, fuel-burning space heaters because of
       the risk of carbon monoxide exposure. Any variations previously approved by HUD that
       allowed the use of unvented, fuel-burning space heaters, had this approval rescinded
       effective January 1, 2024. This applied to all PHAs regardless of which inspection
       standard was being used. For any voucher program inspection occurring on or after
       January 1, 2024, the presence of an unvented, fuel-burning space heater is an LT
       deficiency and failed item under HQS (using NSPIRE standards or HQS as previously
                                                                                                                              10


         defined) that the owner must correct in 24 hours. If the owner does not correct the
         deficiency within the required timeframe, the PHA must enforce the owner obligations in
         accordance with program requirements.

         PHAs that wish to apply for approval of variant inspection standards from the NSPIRE
         standards must email HUD at NSPIREV_AlternateInspection@hud.gov, copying the
         field office representative, with the subject: “Variation Request, [PHA Code].” Requests
         for variations must include the following:

         1. Name and PHA code of the PHA requesting the variation;
         2. The variation requested or the current NSPIRE standard requested to be modified;
         3. Purpose of the request. HUD will only consider variations for the following purposes:
            a. The local housing code that supports the request,14 or
            b. The unique climatic or geographical condition that supports the request; and
         4. Justification for approval:
            a. Whether the variation meets or exceeds the performance requirements under
                NSPIRE, or
            b. How the variation will significantly expand housing opportunities for families.

         HUD will not approve any inspection criteria variation if HUD believes it will likely
         adversely affect the health and safety of the families or restrict housing choice. The
         variation process is not meant to be an opportunity for PHAs to revert standards to any of
         the previous definitions of HQS and is not a chance for PHAs to increase the burden on
         the inspectors, owners, or tenants. PHAs must be sure all requirements for purpose and
         justifications are met prior to submission to HUD.

         This variation process is not intended to include any individual determinations of
         reasonable accommodation.15 PHAs maintain their responsibility to review all reasonable
         accommodation requests made by an individual with a disability. These requests are
         made on a case-by-case basis and do not involve overall changes or variations to a PHA’s
         inspection standards. Therefore, these determinations are made by the PHA and would
         not involve HUD approval under this variation process.

         PHAs continuing to use HQS as previously defined with previously approved variations
         should continue business as usual while HUD makes these determinations. However,
         PHAs implementing NSPIRE that have not received approval of a requested variation
         should not assume approval. The adoption and use of variations is not allowed until HUD
         approval is received. Any approved variations must be adopted by the PHA in accordance
         with the HUD approval and added to the PHA’s Administrative Plan. If the PHA is
         denied the use of a variation, the PHA must revise its inspection standards, if necessary,
         and implement NSPIRE standards by February 1, 2027.




14 Local housing codes may have been imposed by a court or administrative order or by a voluntary legal agreement.
15 In accordance with section 504 of the Rehabilitation Act, the Americans with Disabilities Act, and the Fair Housing Act.
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IX.      NSPIRE PROCESSES AND PROCEDURES
         Other than the addition of “small rural PHAs” and the triennial inspection requirements,
         the NSPIRE final rule did not change any requirements of the program already
         implemented by HOTMA, or any other voucher program regulations on inspection timing
         or protocols.

         A. Different Types of Inspections
            PHAs are required to conduct different types of inspections in accordance with HCV
            Program requirements: initial, periodic (at least biennially, or at least triennially for
            small rural PHAs), supervisory quality control inspections, and interim inspections.
            NSPIRE makes no changes to this for the HCV programs. See 24 CFR 982.405 for
            complete requirements for HCV.

              Units under a PBV HAP contract16 continue to be subject to all turnover inspections
              for new families moving in and a random sampling of at least 20 percent of the
              contract units in each building for periodic inspections. Like HCV, the random
              sample must be done at least biennially, or at least triennially for small rural PHAs.
              PBV units are also subject to other inspections (interim, follow-up, and supervisory
              quality control inspections). See 24 CFR 983.103 for complete requirements for PBV.

              Mod Rehab units under contract are still subject to inspection at least annually in
              accordance with 24 CFR 882.516.

         B. Entity Conducting Inspections
            NSPIRE aligns the inspection standards of different HUD programs but does not
            change the entity responsible for conducting the inspections. PHAs, any approved
            alternative inspection method entity per 24 CFR 982.406 (further discussed in section
            XI) or, in the case of PHA-owned units, an independent entity (either the unit of
            general local government or HUD-approved entity),17 will continue to inspect
            voucher program units.

         C. HQS NSPIRE Enforcement
            The PHA may continue to take actions to enforce owner and family obligations. This
            may include withholding or abatement of assistance payments to the owner,
            termination of the HAP contract, or potential termination of assistance to the family
            (in cases of tenant-caused damages). In accordance with HOTMA, certain remedies
            are now mandatory for contracts entered or extended after June 6, 2024.18

         D. PHA Policy
            PHA policy on matters for which it has discretion to set policies must be stated in its
            Administrative Plan. PHAs should also note that, in accordance with 24 CFR 982.54
            and 983.10, all inspection performance standards and procedures for conducting
            inspections must be included in the Administrative Plan. If changes to the

16 See 24 CFR 983.103(a)-(c) for information on inspections prior to executing a PBV HAP contract.
17 24 CFR 982.4(b) definition of Independent Entity, 982.352(b)(1)(v)(A)(3), and 983.103(g).
18 24 CFR 982.404, 982.405, 982.406, 983.103, or 983.208.
                                                                                                12


             Administrative Plan meet the PHA’s definition of a Significant Amendment to the
             PHA Plan, the PHA will also need to amend the PHA Plan in accordance with 24
             CFR 903.21.

X.       SPECIAL HOUSING TYPES
         NSPIRE makes no substantive changes to 24 CFR part 982, subpart M - Special Housing
         Types other than to update the definition of HQS. Housing that meets NSPIRE’s
         affirmative habitability standards (24 CFR 5.703(d)) can be considered eligible for HUD
         assistance. Unless specifically modified by subpart M, NSPIRE standards will apply to
         these special housing types (i.e., Single Room Occupancy, Congregate Housing, Group
         Homes, Shared Housing, Manufactured Homes, Homeownership units). Beyond
         NSPIRE, all specific requirements found at subpart M still apply to these special housing
         types.

XI.      ALTERNATIVE INSPECTION METHODS
         NSPIRE did not alter existing flexibilities for PHAs to rely on alternative inspection
         methods. In accordance with 24 CFR 982.406, PHAs may utilize inspections of housing
         assisted under the HOME Program, housing financed using Low-Income Housing Tax
         Credits (LIHTC), inspections conducted by HUD, or alternative methods otherwise
         approved by HUD19 to comply with inspection requirements. Any alternative inspection
         method that is not HOME, LIHTC, or otherwise conducted by HUD, will need HUD
         review and approval.

         After a PHA’s implementation of NSPIRE, previous alternative inspection methods
         approved by HUD must be re-analyzed by the PHA against NSPIRE standards and
         resubmitted to HUD for review and approval.

         PHAs that would like to rely on an alternative inspection method which requires HUD
         approval (i.e., not one of the pre-approved methods above) must submit a request to HUD
         via email at NSPIREV_AlternateInspection@hud.gov, copying the field office
         representative, with the subject: “Alternative Inspection Method, [PHA Code].” Requests
         for alternative inspection methods must include the following:

         1. Name and code of the PHA requesting the alternative method;
         2. A complete copy of the inspection method the PHA wishes to use; and
         3. The PHA’s analysis of the proposed inspection method showing how it “provides the
            same or greater protection to occupants of dwelling units” as HUD’s current required
            standards (i.e., how the method will meet or exceed NSPIRE).

         Any approved alternative inspection methods, including those already approved by
         regulation, must be identified in the PHA’s Administrative Plan.20 If HUD denies the use
         of alternative inspection methods, the PHA must revise its inspection protocol to meet the
         NSPIRE standards before February 1, 2027.


19 See 24 CFR 982.406, 24 CFR 5.703(g), and Notice PIH 2016-05.
20 See 24 CFR 982.406.
                                                                                                                               13


XII.     UPDATED INSPECTION FORM AND GUIDANCE
         PHAs continuing to use HQS as previously defined may use forms HUD-52580 and
         52580-A until they implement NSPIRE or until February 1, 2027, whichever is sooner.
         PHAs continuing to use these forms are reminded that they must implement all carbon
         monoxide and smoke alarm requirements into their inspections as stated in section IV.D.

         Once a PHA implements NSPIRE, forms HUD-52580 and 52580-A, or any variation of
         these forms, are no longer applicable and must not be used. Upon implementation of
         NSPIRE, PHAs may use the NSPIRE HCV/PBV Inspection Checklist provided on
         HUD’s NSPIRE webpage. HUD continues to accept feedback on the NSPIRE HCV/PBV
         Inspection Checklist. Any comments or suggestions on this checklist can be sent to
         NSPIREVQuestions@hud.gov (please use the subject “NSPIRE Tool Feedback”).

         For inspections conducted on or after the PHA’s implementation of NSPIRE, this notice
         replaces all HQS guidance previously issued by HUD, including the Housing Inspection
         Manual for the Section 8 Existing Housing Program,21 form HUD-593 (A Good Place to
         Live),22 Chapter 10: Housing Quality Standards of the 2001 Housing Choice Voucher
         Program Guidebook,23 and forms HUD-52580 (Inspection Checklist HCV Program) and
         52580-A (Inspection Form HCV Program).24 HUD will issue updates to guidance
         materials for HQS and NSPIRE at a later date.

XIII. USE OF SOFTWARE OR NSPIRE INSPECTION TOOL
      HUD’s NSPIRE-V Demonstration application has been decommissioned and is no longer
      available for any PHA.

         HUD is no longer creating an application for PHAs to use and has paused any
         development of a software program of its own. PHAs that were planning to use an
         inspection application provided by HUD will need to prepare for another option. PHAs
         may utilize the NSPIRE standards available online, use an application provided by a
         commercial vendor that is based on NSPIRE standards, or the NSPIRE HCV/PBV
         Inspection Checklist located on HUD’s website.

         PHAs can choose to use HUD’s checklist or any tool, software, or application that works
         best for them and their program as long as they comply with the latest version of the
         NSPIRE standards (currently 3.0). HUD notes that the use of a tool or application by a
         third party may not ensure full compliance with the NSPIRE regulations and standards
         and it is the PHA’s responsibility to comply with current standards.




21 This manual is no longer in effect, but HUD recognizes that it may still be in use by some PHAs.
22 A Good Place to Live is outdated and does not include all HQS as previously defined requirements, but HUD recognizes that

because this form is still available on HUDClips, it may still be in use by some PHAs.
23 This version of the HCV Guidebook is no longer in effect, but HUD recognizes that because this particular chapter has not

been updated or superseded, it may still be in use by some PHAs.
24 Forms HUD-52580 and 52580-A are outdated and do not include all HQS as previously defined requirements, but HUD

recognizes that because these forms are still available on HUDClips, they may still be in use by some PHAs.
                                                                                                         14


XIV. ADDITIONAL RESOURCES
     HUD developed training that includes a combination of presentations, instructional
     videos, and webinars posted on HUD Exchange.25As the required compliance date
     approaches, additional training will be made available. HUD will also update the
     NSPIRE webpage with frequently asked questions, resources, updates to NSPIRE, and
     training for PHAs.

XV.     CONTACT
        For questions about this notice, contact Dana Kitchen, Office of Public Housing and
        Voucher Programs, at NSPIREVQuestions@hud.gov.




                                                              _____________________
                                                              Benjamin Hobbs
                                                              Assistant Secretary
                                                               for Public and Indian Housing




25 NSPIRE Online Inspector Training - HUD Exchange and NSPIRE Standards: How to Inspect - HUD Exchange