NSPIRE Scoring Explained: Severities, Deductions and Correction Windows
NSPIRE is the inspection standard that replaced HQS and UPCS. An inspector records deficiencies in three areas — the unit, the inside of the building and the outside — and each one deducts points from 100 by how severe it is and where it sits. The score decides whether the property passes, and the severity decides how fast the deficiency has to be fixed.
What a deficiency costs you
Every property starts at 100. The same deficiency deducts more the closer it sits to a resident, which is why the unit column is the heaviest. Weights are from the HUD NSPIRE Final Scoring Notice — 88 FR 43371 (FR doc. 2023-14362, Jul 7 2023).
| Severity | Unit | Inside the building | Outside the building | Fix within (PH / MFH) | Fix within (HCV) |
|---|---|---|---|---|---|
| Life-threatening | −60 | −54.5 | −49.6 | 24 hours | 24 hours |
| Severe | −14.8 | −13.4 | −12.2 | 24 hours | 30 days |
| Moderate | −5.5 | −5 | −4.5 | 30 days | 30 days |
| Low | −2.4 | −2.2 | −2 | 60 days | 30 days |
A life-threatening deficiency is 24 hours whatever the programme. The correction timeframes are set in 24 CFR 5.711(c); the scoring framework in 24 CFR 5.711 (PH/MFH scoring; HCV excluded per §5.711(a)).
Where the score lands
Passing
60 and above
Below passing
30 to 59
Lowest band
Under 30
What gets inspected
76 inspectable items across the three areas, from HUD NSPIRE Standards / Inspection Checklist (NSPIRE Final Rule 88 FR 30442; 88 FR 40832, 66682). Each carries a default severity — the inspector can raise it on what they actually find.
Unit (40 items)
Smoke alarm — present & operable
A working smoke alarm is installed in each required location and responds when tested.
Default severity: Life-threatening
Carbon monoxide alarm — present & operable
A working CO alarm is installed where required (fuel-burning appliance or attached garage).
Default severity: Life-threatening
Heating — safe & adequate
The unit has a safe, operable permanent heat source capable of maintaining adequate temperature.
Default severity: Life-threatening
Electrical — no exposed wiring / shock hazard
No exposed energized wiring, missing covers on live components, or other shock hazards.
Default severity: Life-threatening
GFCI protection near water
Required GFCI protection is present and functional at receptacles near water sources.
Default severity: Moderate
Hot & cold running water
Potable hot and cold running water is available at required fixtures.
Default severity: Severe
Toilet — operable
At least one flushable, operable toilet in working condition.
Default severity: Severe
Bedroom egress — operable / unobstructed
Required means of egress from sleeping rooms is operable and not blocked.
Default severity: Severe
No infestation (insects / rodents)
No evidence of active insect or rodent infestation in the unit.
Default severity: Severe
No mold / excess moisture
No visible mold growth or chronic moisture intrusion.
Default severity: Severe
Windows — secure & intact
Windows operate, lock where required, and have no broken glazing.
Default severity: Moderate
Bathtub & shower
An operable bathtub or shower that drains and lets the resident maintain personal hygiene.
Default severity: Moderate
Cabinet & food storage
Food storage space is present and storage components are operable.
Default severity: Moderate
Call-for-aid system
Call-for-aid system functions and is not blocked; pull cord within 6 inches of the floor (where provided).
Default severity: Life-threatening
Ceiling — sound
Ceiling surface is stable, with no holes, and is functionally adequate.
Default severity: Moderate
Clothes dryer exhaust
Dryer transition duct is attached, intact, of suitable material, and not restricted.
Default severity: Life-threatening
Cooking appliance
Primary cooking appliance is present, produces heat, and is safe to use.
Default severity: Moderate
Refrigerator
Refrigerator is present and operable to safely store food.
Default severity: Moderate
Food preparation area
A food preparation area is present and functionally adequate.
Default severity: Moderate
Sink — operable & draining
A kitchen sink with hot/cold water that drains and is securely installed.
Default severity: Moderate
Entry door
Entry door opens, closes, secures, and provides privacy/weather protection.
Default severity: Moderate
Passage door
Interior passage doors open and are functionally adequate.
Default severity: Low
Outlet / switch — undamaged & wired
Outlets and switches are undamaged, properly wired, grounded, and energized as required.
Default severity: Life-threatening
Electrical service panel
Service panel is accessible; overcurrent protection devices are undamaged and uncontaminated.
Default severity: Life-threatening
Flammable / combustible storage
No flammable/combustible items within 3 feet of a heat source and no improperly stored chemicals.
Default severity: Life-threatening
Water heater — TPR valve & venting
Water heater provides hot water; the temperature-and-pressure relief valve, discharge piping, flue, and gas shutoff are intact.
Default severity: Severe
Drain — not blocked
Drains are not fully blocked.
Default severity: Moderate
Water leak
No plumbing leak or environmental water intrusion.
Default severity: Moderate
Sewage leak / blockage
No blocked or leaking sewage system.
Default severity: Severe
Floor — sound
Floor substrate is covered and the floor is functionally adequate.
Default severity: Moderate
Interior wall — sound
Interior walls have no loose covering, no large holes, and are functionally adequate.
Default severity: Moderate
Ventilation
Bathroom/exhaust ventilation responds to controls and has adequate airflow.
Default severity: Moderate
Interior lighting
Permanently installed light fixtures are present, operable, and secure (kitchen + bathroom required).
Default severity: Moderate
Minimum electrical & lighting
Each habitable room has the required working outlets and a light fixture.
Default severity: Moderate
Sharp edges
No sharp edge that can cause a cut or puncture hazard.
Default severity: Severe
Trip hazard
No trip hazard on a walking surface.
Default severity: Moderate
Guardrail — present & adequate
Required guardrails are installed and functionally adequate.
Default severity: Life-threatening
Stairs — tread & stringer
Stair treads and stringers are intact and functionally adequate.
Default severity: Moderate
Lead-based paint (pre-1978)
In a unit built before 1978 with a child under 6: no deteriorated paint above the lead-safe threshold.
Default severity: Severe
Sprinkler assembly (in-unit)
Sprinkler head is unobstructed (clear 18 inches), uncorroded, and undamaged where provided.
Default severity: Life-threatening
Inside the building (15 items)
Means of egress — unobstructed
Exit paths, corridors, and stairwells are clear and unobstructed.
Default severity: Life-threatening
Common-area smoke / fire alarm
Required common-area smoke or fire-alarm devices are present and operable.
Default severity: Life-threatening
Exit signs / emergency lighting
Exit signage and emergency lighting function where required.
Default severity: Severe
Guardrail at elevated walkway / landing
Guardrails are present and secure at elevated interior walkways and landings.
Default severity: Severe
Stair handrail (4+ risers)
A secure handrail is present on interior stairs with four or more risers.
Default severity: Moderate
Fire extinguisher (where required)
Required fire extinguishers are present, charged, and accessible.
Default severity: Moderate
Fire-labeled door
Fire-labeled doors open, self-close, latch, are intact, and can be secured.
Default severity: Severe
Elevator
Elevator is operable, doors open/close, the cab is level, and the safety edge works.
Default severity: Moderate
Sprinkler assembly (common)
Common-area sprinkler heads are unobstructed, uncorroded, and undamaged.
Default severity: Life-threatening
Trash chute
Trash chute door opens/self-closes/latches and the chute is not clogged.
Default severity: Moderate
Litter / refuse
No accumulation of litter in undesignated areas.
Default severity: Moderate
Common-area ceiling
Common-area ceilings are stable, hole-free, and functionally adequate.
Default severity: Moderate
Common-area wall
Common-area walls have no loose covering or large holes and are functionally adequate.
Default severity: Moderate
Common-area floor
Common-area floors are covered and functionally adequate.
Default severity: Moderate
Common stairs
Common stair treads and stringers are intact and functionally adequate.
Default severity: Moderate
Outside the building (21 items)
Gas — no leak / odor
No detectable gas leak or odor at meters, lines, or exterior connections.
Default severity: Life-threatening
Site electrical — no exposed hazard
No exposed energized wiring or other electrical hazards on the site.
Default severity: Life-threatening
Structure / roof — sound
No major structural instability or roof failure affecting safety.
Default severity: Severe
Exterior stairs / handrail
Exterior stairs are sound and have a secure handrail where required.
Default severity: Moderate
Walkways — no trip hazard
Walking surfaces are free of significant trip hazards or damage.
Default severity: Moderate
Chimney / flue
Chimney/flue safely contains and conveys combustion gases and shows no structural failure.
Default severity: Life-threatening
Foundation
Foundation is sound — no major cracking, spalling, water infiltration, or damaged support members.
Default severity: Moderate
Roof assembly
Roof drains, gutters, and surface are sound — no exposed substrate, holes, or standing water.
Default severity: Moderate
Exterior wall
Exterior wall covering is intact, with no peeling paint of 10+ sq ft, and is functionally adequate.
Default severity: Moderate
Fence & gate
Fence components are present, the gate operates and locks, and there is no sign of collapse.
Default severity: Moderate
Retaining wall
Retaining wall is not leaning away from the fill side or collapsing.
Default severity: Moderate
Fire escape
Fire-escape components are present and undamaged and access is unobstructed.
Default severity: Severe
Garage door
Garage door has no holes and opens/closes/stays as intended.
Default severity: Moderate
Parking lot
Parking lot has no large/deep pothole and no ponding.
Default severity: Moderate
Private roads / driveways
Roads/driveways are passable with no large/deep potholes.
Default severity: Moderate
Sidewalk / walkway / ramp
Sidewalks, walkways, and ramps are passable and functionally adequate.
Default severity: Moderate
Exterior steps
Exterior steps/stairs are functionally adequate.
Default severity: Moderate
Site drainage
Site drainage carries runoff, with no erosion and a secure collection-point grate.
Default severity: Moderate
Exterior lighting
Permanently installed exterior light fixtures are undamaged, operable, and secure.
Default severity: Moderate
Lead-based paint — exterior (pre-1978)
On a pre-1978 target property: no deteriorated exterior paint above the lead-safe threshold.
Default severity: Severe
Address / signage
Address, signage, or building identification codes are legible and visible.
Default severity: Moderate
Common questions
- What replaced HQS and UPCS?
- NSPIRE — the National Standards for the Physical Inspection of Real Estate. It is a single standard across public housing, multifamily and the voucher programs, set out at 24 CFR 5.701 through 5.713, with the deficiency definitions published in the HUD NSPIRE Standards.
- How is an NSPIRE score calculated?
- Every property starts at 100 points. Each recorded deficiency deducts a weight set by its severity and the area it is in — the same deficiency costs more inside a unit than outside the building, because it affects a resident directly. The deductions come from HUD's Final Scoring Notice.
- How quickly must a deficiency be fixed?
- It depends on severity and on the programme. A life-threatening deficiency is always 24 hours. The other windows differ between the voucher programmes and public housing or multifamily — 24 CFR 5.711(c) sets the timeframes, and the table on this page shows both.
- Does NSPIRE scoring apply to the voucher programme?
- The scoring framework in 24 CFR 5.711 applies to public housing and multifamily; §5.711(a) excludes HCV. Voucher units are still inspected against the NSPIRE standards and still have correction deadlines — they are simply not scored on the 100-point scale.
- What is a life-threatening deficiency?
- One on HUD's Life-Threatening Deficiency List in the NSPIRE Standards — a missing or inoperable smoke alarm, exposed wiring, a gas leak and the like. It carries the heaviest deduction and a 24-hour correction window whatever the programme.
- Does Honestkey™ submit inspection results to HUD?
- No. Honestkey™ runs the inspection, records photo evidence against each item, computes the score with the published weights and exports a report for a file review. It does not submit to PIC or TRACS and it is not a substitute for HUD systems.
What this page is
A reference, not legal advice. Every figure above is read from the same module the Honestkey™ agency tools compute with, and each names the rule it comes from so your staff can check it. Honestkey™ prepares and documents determinations — it does not submit to PIC or TRACS and it is not a substitute for HUD systems or your own counsel.