Post 2 of this series covered the most dangerous problems, the ones your landlord must fix within 24 hours. This post covers everything else that fails an inspection. That turns out to be most of the problems renters actually live with day to day.
Under HUD's NSPIRE inspection standards, these problems fall into two groups called Severe and Moderate. The names sound different, but for you as a renter they work the same way. Both are inspection failures, and both give your landlord 30 days to make the repair once an inspection documents the problem.
Severe and Moderate: different names, same deadline
Severe
Fail · 30 days
Serious problems that affect your safety, security, or ability to live comfortably in the home, like a front door that won't lock or no hot water.
Moderate
Fail · 30 days
Problems that affect how well the home works, like a leaky pipe, a hole in the wall, or a broken outlet. Still a failure, and still must be fixed.
This is a real change from the old inspection system. Under the old rules, smaller problems could sometimes slide if the rest of the property scored well. Under NSPIRE, a Moderate problem inside your unit is a failure on its own.
The 30-day list, room by room
Here are the common Severe and Moderate problems, grouped by where you'd find them. Each is tagged so you can see which group it falls in.
Doors, windows, and security
- Front or entry door won't close or can't be lockedSevere
- Broken or cracked window glassModerate
- Window that won't open, close, or lock when it shouldModerate
- Door that's damaged enough that it doesn't work properlyModerate
Heat and hot water
- No hot waterSevere
- Heat works but only reaches 64–67.9°F between Oct 1 and Mar 31Severe
- Safety cover on a heater is damaged or missingSevere
- Air conditioning that came with the unit doesn't workModerate
Pests
- Heavy cockroach or bedbug infestation in the unitSevere
- Signs of roaches, bedbugs, mice, or ratsModerate
Water, leaks, and mold
- High levels of mold inside the unitSevere
- Moderate mold inside the unitModerate
- Dampness or elevated moisture, even without visible moldModerate
- Leaking pipes, faucets, or drainsModerate
- Water coming in from outside, such as a roof or window leakModerate
Electrical
- Outlet or switch cover missing or brokenSevere
- Outlet that doesn't workSevere
- Outlet near a sink or tub without GFCI protection, or a GFCI that won't tripSevere
Kitchen and bathroom essentials
- No refrigerator, or it doesn't keep food coldModerate
- Stove or oven missing, or burners don't workModerate
- Kitchen sink missing or without working water or drainageModerate
- No counter or space to prepare foodModerate
- Toilet, tub, or shower that doesn't work or can't be used in privateModerate
Walls, ceilings, and floors
- Holes in walls or ceilingsModerate
- Damaged or sagging ceiling sectionsModerate
- Soft, broken, or damaged floorsModerate
- Peeling paint in a home built before 1978 with a child under 6 (see Post 9)Severe
Some problems can move up the list
A few problems get more serious as they grow. Mold is the clearest example. Moderate mold is a 30-day fix, high mold is still 30 days but more urgent, and extremely high mold becomes a 24-hour fix. Reporting problems early, while they're small, is the best way to get them fixed before they spread.
What doesn't count as a failure
"Low" problems pass the inspection
NSPIRE has a fourth group called Low. These are minor, mostly cosmetic issues that don't affect your safety or how your home works, like a scuffed door or a small ding in a cabinet. Low items are noted, but they don't fail the inspection and don't carry a repair deadline. You can still ask your landlord to fix them, and many will. They just aren't covered by the 30-day rule.
How the 30-day clock works
From problem to fix
1. Report it
Tell your landlord in writing and keep photos.
2. Inspection
A PHA inspector documents it as Severe or Moderate.
3. 30 days
Your landlord must make the repair.
4. If not
The PHA can stop paying the landlord.
The 30 days start once your Public Housing Authority's inspection documents the problem, whether that's your regular inspection or a special one you request. In some cases the PHA can approve a reasonable extension, for example when a part is on backorder. But the repair is still required, and a landlord who simply doesn't act risks losing the housing assistance payments the PHA sends them.
What to do if your home has one of these problems
1
Report it early and in writing
Don't wait for the annual inspection. Send your landlord a text, email, or message through a tenant platform describing the problem, where it is, and when you noticed it. Many landlords fix things quickly once they know.
2
Take dated photos
Photograph the problem when you report it, and again every week or two if it isn't fixed. A series of photos shows whether it's getting worse, which matters for things like leaks, mold, and pests.
3
Give it a reasonable window, then follow up
If you don't hear back within a few days, send a written follow-up. Keep it polite and factual. Your goal is a clear record showing that you reported the problem and gave your landlord a fair chance to fix it.
4
Contact your Housing Authority if nothing happens
If the problem isn't addressed, call your PHA, explain what's wrong, and ask for an inspection. Have your photos and messages ready. Once an inspector documents the problem, the 30-day deadline applies.
5
Let the inspector in and keep your records
Make sure the inspector and repair workers can get into your home at the scheduled times. Missed access can delay repairs. Keep every message, photo, and date until the fix is done and confirmed.
A word about withholding rent
Don't stop paying your share of the rent without legal advice
It's frustrating to pay rent for a home with problems, but withholding rent on your own is risky. Rules vary a lot from state to state, and doing it wrong can lead to an eviction filing, which is far harder to recover from than a slow repair. In the voucher program, the stronger tool is usually your Housing Authority. Once an inspection confirms a defect and the deadline passes, the PHA can stop its own payments to the landlord. If you're considering withholding rent, talk to your local legal aid office first.
A message you can send your landlord
📋 Copy, fill in, and send
Hi [Landlord name],
I'm writing to request a repair at [address, unit #]. [Describe the problem, for example: "the kitchen sink has been leaking under the cabinet since [date]" or "the front door lock is broken and the door can't be locked"].
I've attached photos. Under HUD's NSPIRE inspection standards this is a condition that needs to be repaired. Could you let me know when someone can come fix it? I'm happy to arrange access.
Thank you,
[Your name] · [Phone]
I'm writing to request a repair at [address, unit #]. [Describe the problem, for example: "the kitchen sink has been leaking under the cabinet since [date]" or "the front door lock is broken and the door can't be locked"].
I've attached photos. Under HUD's NSPIRE inspection standards this is a condition that needs to be repaired. Could you let me know when someone can come fix it? I'm happy to arrange access.
Thank you,
[Your name] · [Phone]
Your part
Under voucher program rules, families are responsible for damage they cause beyond normal wear and tear. Report problems as soon as you notice them, since a small leak reported early is much easier to fix than water damage discovered later. Keeping your home clean and food sealed also helps pest treatment work.
The bottom line
Most of the everyday problems renters deal with, like leaks, pests, broken locks, no hot water, and a broken stove, are real inspection failures under NSPIRE. Your landlord has 30 days to fix them once they're documented. Report early, report in writing, keep photos, and bring in your Housing Authority if nothing happens.
Source: Severe and Moderate defect categories and the 30-day correction timeframe are drawn from the HUD NSPIRE HCV/PBV Inspection Checklist (OMB No. 2577-0289), available at hud.gov, and HUD's NSPIRE standards at hud.gov/reac/nspire. Affirmative habitability items are established under 24 CFR 5.703. Owner and family repair responsibilities and PHA enforcement are set out in the Housing Choice Voucher rules (24 CFR Part 982). Exact classifications can depend on the extent and location of a problem, and procedures vary by PHA. This article is general information, not legal advice.
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