Housing Quality Standards (HQS) Inspections

Ensure Your Unit Passes

Units sometimes fail housing inspections because landlords and tenants are not familiar with HQS requirements and/or have not assessed the condition of the unit prior to the scheduled inspection. For these reasons, the Housing Authority encourages you to conduct pre-inspections prior to the scheduled inspection. If the most commonly failed items are corrected before the inspection, the unit will have a much better chance of passing the inspection the first time.

Annual Inspections

After an apartment has been enrolled in the Housing Choice Voucher program, KCHA is required to inspect units at least once a year. To continue in the program, apartment units must pass the HQS inspection prior to the annual review date of the contract. In most cases, if the unit fails the inspection, the Housing Authority will allow the landlord 14 to 30 days to make the repairs. However, if the failed item is considered life-threatening, federal law requires the repair to be made within 24 hours. Additional time may be granted in cases where extensive repairs are needed.

While it is generally your responsibility to maintain an assisted unit to HUD standards, the tenant is responsible for damages the tenant causes. You may require the tenant to repair or pay for the repair of items the tenant has damaged. You would give the tenant written notice, explaining which items they are to repair and when, with a copy provided to the Housing Authority. If tenants fail to repair damages they caused in 14 to 30 days, their Housing Choice vouchers may be terminated.

What happens if the repairs for the annual inspection are not completed?

If items that failed inspection are not repaired in the required time, KCHA may begin withholding housing assistance payments. The tenant cannot be held responsible for the Housing Authority's portion of the rent. When the repairs have been made and the unit passes the final HQS inspection, the Housing Authority will resume housing assistance payments, prorated from the date of the inspection.

Where Common Deficiencies Occur

Entry Doors : Must lock securely. Check the weather-stripping. If there are gaps that let air in, weather-stripping must be applied. Check the doorjamb and strike plate for defects.

Windows : Those designed to open must open and have a permanent lock attached (sticks and thumbscrews are not accepted as locking devices). The windowpanes must not be broken or cracked.

Electrical Hazards : Units must be free of electrical hazards. All outlets and switches must have cover plates, intact and secured to the wall. There can be no exposed wiring. All light fixtures must work and be properly mounted to the wall or ceiling. Breaker boxes must have all open spaces filled with knockouts or blank spacers and must have no exposed wires.

Oven/ Range : The range and oven should be clean so they do not constitute a fire hazard. Burners must lay flat and all elements must be working properly. All knobs and dials should be on the appliance. Filter screens should be installed in front of fans.

Refrigerator : The rubber gasket around the door should be intact and fit snugly. Loose and/or cracked gaskets must be replaced. The kickplate at the bottom of the refrigerator must be secured properly.

Heating and Plumbing : The heating system must be in working order and provide adequate heat. All heat sources should be clear of furniture, bedding, clothing and other items. Oil, gas and propane furnaces must be safe and professionally serviced at least once every two years. Verification of service must be provided. Plumbing fixtures (sinks, toilets, showers, etc.) should be free of leaks.

Hot Water Heaters : Must have a pressure relief valve and discharge line that extends to within 6 inches of the floor. Discharge tubing must be of the appropriate type of material - either galvanized steel, copper or CPVC piping (not PVC). There should be no exposed wires. In addition, flammable material should not be stored near the hot-water tank.

Flooring : Carpets that are frayed or torn, or vinyl, tile or linoleum that would be a tripping hazard must be replaced or repaired. Exposed carpet tacks or thresholds that are loose must be repaired. Please check and repair floors that have dry rot (commonly found in the bathroom, around the bathtub and toilet).

Smoke Detectors : A smoke detector, with a tester button, must be on each floor of the unit. If a tenant has impaired hearing, a smoke alarm designed for the hearing-impaired must be mounted in the bedroom occupied by that individual.

Ventilation : Inoperable bathroom fans or no ventilation (i.e. window) would result in a fail rating.

Decks, Railings, Steps : Stairways with four or more steps must have a handrail. The handrail must run the length of the stairway and be securely supported. Decks, rails and steps must be free of dry rot and tripping hazards. Railings are required for decks, porches or steps that are more than 30 inches from the ground.

Peeling Paint: HUD requires that a home built prior to 1978 have no deteriorated or peeling paint inside or out if children under the age of six will occupy it.

Infestation: When there is evidence of infestation, but it is not possible to determine the extent of infestation, the property must be inspected by a qualified extermination firm and, if necessary, treated for the infestation. For information on bedbugs, please refer to the EPA's website or the Public Health -- Seattle & King County website.