NSPIRE Scoring Model


Posted On: June 1, 2023

The proposed NSPIRE Scoring Model offers a simplified and improved approach to property inspection. HUD released this proposal on April 10, 2023.

The UPCS (Uniform Physical Condition Standards) scoring model has long been the backbone of property inspections, shaping the process with its intricate system of weightings, multipliers, and limits. But there has always been room for improvement. Today, we’ll discuss a working draft of a proposed new model called NSPIRE that aims to refine and simplify the process.

The UPCS Model: A Recap

The UPCS model uses a 100-point scale, with the best possible inspection score being 100. Deficiencies generally cause the inspection score to decrease by varying amounts based on factors such as the area, sub-area, and specific item affected, with each carrying different weights.

Further, each defect contains a predetermined severity and criticality level. These levels are multiplied by the item-based weight to calculate the deduction from the total score.

Proposed NSPIRE Scoring Model

The NSPIRE model simplifies the scoring system into four steps. It aims to prevent unsafe properties from receiving a passing score, unlike the UPCS model, which can allow such properties to pass due to mechanisms of “capped” item and area weights.

The NSPIRE scoring model also proposes a Defect Impact Weights table that prioritizes defects based on their impact on the inspection score. This replaces the complex weightings in UPCS, which can sometimes lead to less important defects disproportionately affecting the score.

Draft Scoring Process

This draft NSPIRE scoring model follows a 4-step process:

  1. Count and categorize the scorable defects by severity and location, then multiply each by its corresponding value in the Defect Impact Weights table.
  2. Size-adjust the total defect points.
  3. Subtract size-adjusted defect points from 100 to calculate the score.
  4. Repeat steps 1 and 2, but consider only defects located within units.

There’s also a proposed letter grade categorization, which ranges from Grade A (good condition, least concerning defects) to Grade F (failing condition, extremely high prevalence of concerning defects). The grade assigned influences the frequency of inspection, ranging from every three years for Grade A to the highest frequency for Grade F.

Exceptions and Defect Impact Weights

Under the draft NSPIRE model, certain defects, such as Smoke Alarm and Carbon Monoxide Alarm defects, won’t be scored, in line with REAC’s long-standing practice. Some new “Affirmative” defects also won’t be scored in the first 12 months of NSPIRE inspections.

Score Calculation: Example

An example demonstrates the application of the NSPIRE scoring model. A property with 20 units sampled, 53 defects found, and none falling into the exception categories would receive a Property Threshold of Performance score of 68 (a passing score) and a Unit Threshold of Performance of 18.9, also passing.

Draft NSPIRE Sampling Plan

The draft NSPIRE sampling plan aims to increase the number of units sampled during inspections, with buildings housing more units being more likely to be inspected. It is worth noting that this plan is still in progress and being calibrated.

Finally

The proposed NSPIRE model strives for a simplified and more transparent scoring system that better reflects the actual condition of properties. The focus on Health & Safety and Unit-based defects ensures that unsafe properties cannot easily pass the inspection. The model is still in the draft stage, but it represents a step towards a more reliable and efficient property inspection system.


  • NSPIRE Compliance Extension for PHAs
    HUD Gives PHAs More Time to Get NSPIRE’d Last week, the Department of Housing and Urban Development (HUD) unveiled a significant announcement. The agency announced an NSPIRE compliance extension to 2024 for public housing. This decision allows Public Housing Authorities (PHAs) additional time to adjust and align with the National Standards for the Physical Inspection… Read more: NSPIRE Compliance Extension for PHAs
  • Tuesday Tip: NSPIRE Scoring Calculator
    In this week’s #TuesdayTip, what property owners and agents need to know about the HUD tool. These NSPIRE resources are also available from Navigate to prepare you for the switch from REAC to NSPIRE.
  • Tuesday Tip: NSPIRE Final Rule
    In this week’s #TuesdayTip, we discuss the changes NSPIRE will soon bring to properties. The NSPIRE Final Rule will be implemented in two phases. You can find additional NSPIRE Resources here.
  • NSPIRE Scoring Model
    The proposed NSPIRE Scoring Model offers a simplified and improved approach to property inspection. HUD released this proposal on April 10, 2023. The UPCS (Uniform Physical Condition Standards) scoring model has long been the backbone of property inspections, shaping the process with its intricate system of weightings, multipliers, and limits. But there has always been… Read more: NSPIRE Scoring Model
  • Preparing for the NSPIRE Rollout this October
    Are you ready for NSPIRE? As we approach October, property owners and agents are buzzing with questions and concerns about transitioning to the new National Standards for the Physical Inspection of Real Estate (NSPIRE) model. The Department of Housing and Urban Development (HUD) developed NSPIRE to provide a more comprehensive and reliable assessment of housing… Read more: Preparing for the NSPIRE Rollout this October
  • Tuesday Tip: NSpire Scoring Finale
    In this week’s #TuesdayTip, our series concludes with how you can calculate your own score before your next NSpire inspection. We encourage you to read through the NSPIRE Scoring protocol, and submit your comments by April 27, 2023.  Also, you can get a refresher on how NSPIRE is going to change many aspects of property management in this… Read more: Tuesday Tip: NSpire Scoring Finale
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