Finding 580837 (2023-001)

Criteria: The PHA must inspect the unit leased to a family at least bi-annually to determine if the unit meets Housing Quality Standards (HQS) and the PHA must conduct quality control re-inspections. The PHA must prepare a unit inspection report (24 CFR §§982.405, 983.103)). Additionally, for units under HAP contract that fail to meet HQS, the PHA must require the owner to correct any life threatening HQS deficiencies within 24 hours after the inspections and all other HQS deficiencies within 30 calendar days or within a specified PHA-approved extension. If the owner does not correct the cited HQS deficiencies within the specified correction period, the PHA must stop (abate) HAPs beginning no later than the first of the month following the specified correction period or must terminate the HAP contract. The owner is not responsible for a breach of HQS as a result of the family’s failure to pay for utilities for which the family is responsible under the lease or for tenant damage. For family-caused defects, if the family does not correct the cited HQS deficiencies within the specified correction period, the PHA must take prompt and vigorous action to enforce the family obligations (24 CFR sections 982.158(d) and 982.404). Effect: The Authority was non-complianent with required abatement process under HQS standards on these files tested. However, ultimately the inspection were passed and abatement was avoided. Recommendations: We recommend abatement process begins once 30 days has passed on failed inspection to ensure compliance with HQS standards. Management Views: Management agrees. Condition: We identified four (4) failed HQS that did not complete re-inspection within the 30 days. Context: We selected a sample of 29 failed inspections of a total of 299 failed inspections that occurred during the fiscal year. Out of the 29 samples selected, 4 of those failed to follow-up on inspection with in 30 days. All were passed within 60 days resulting in no required abatement of rent. Cause: Controls were not in place to start the abatement process once the failed inspection passed the 30 day period.