Summary of Housing Quality Standards

The Following is a summary list of minimum standards for units in NHA's Housing Choice Voucher Program

General Standards

There must be a living room, kitchen, bathroom, and bedroom for every two persons.
All outlets and switches must be flush with the wall and have unbroken, tight-fitting cover plates.
6' all light fixtures and/or ceiling fans must be secured to the wall or ceiling. It is recommended that pull chains on fans and light fixtures be strings, rope, or cord rather than metal, which conducts electricity.
Permanently installed ceiling or wall fixtures must have covers (globes) if they were designed to have covers.
All rooms must be free of any frayed or exposed wiring, and the wiring must be the proper type.
All windows and doors that are accessible from the outside must have secure frames and acceptable locks that work. Padlocks are not acceptable locks on exterior doors. Double-keyed locks are acceptable only on doors that are partially glass or on solid doors if there is an alternate means of egress in the same room.
Windows must be airtight, free of breaks and cracks, and the sashes must meet. There must be minimal or no deterioration. Screens, if present, must be in good condition.
In rooms where windows are required, the windows must open to the exterior of the unit.
Sliding glass doors can serve as windows in the living room or bedroom if there are no windows. If the unit does not have central air conditioning, then a screen must be present on the sliding glass door.
At least one window in each room must open (if designed to open). Props are not allowed in any windows. If the unit does not have central air conditioning, a screen must be installed on a window that opens.
Exterior doors must be airtight, have adequate weather stripping, and have a sound threshold. If there is a storm door present, it must be properly installed.
Interior doors (closet doors, doors opening into rooms, etc.) Must be properly installed. There must be no hazardous conditions present.
Ceilings must be sound and free from hazardous defects, leaks, holes, or bulges.
Walls must be sound and free from hazardous defects or holes.
The unit must be free of chipping, cracking, or peeling paint.
Floors must be sound and free from hazardous defects, holes, soft spots, bulges, or tripping hazards.
All utilities must be connected either by the landlord or the family. A unit without utilities is considered substandard.

Standards That Apply to Specific Rooms

Living Room

Must have at least two working outlets or one working outlet and one working, permanently installed ceiling or wall light fixture.
Must have at least one window

Other Rooms Used for Living and Halls

There must be a means of illumination (light fixture, wall outlet, window, etc.)

Kitchen

Must have at least one working outlet and one working, permanently installed ceiling or wall light fixture.
The stove and refrigerator must be plugged into an outlet (cannot be plugged into an extension cord).
There must be a stove with an oven and all burners in working condition. The oven door must be secure, and all knobs and handles present. The oven must have racks.
A refrigerator must be present which freezes and cools properly. Gaskets and seals must be in good condition. The grill area must be adequately covered. Shelves must be present in the refrigerator.
A sink must be present with hot and cold water, which drains properly. Handles must be present on the sink. The trap must be properly installed. All pipes and faucets must be free of leaks or drips; there must be no visible holes around the pipes.
There must be space to store and prepare food.

Bedroom

There must be at least two working outlets or one working outlet and one working, permanently installed light fixture.
There must be at least one window. At least one window must open and remain up without a prop. If the unit does not have central air conditioning, then this window must also have a screen.
There must be a door for privacy that will stay shut and is properly installed.
A room used as a bedroom must be private and cannot be used as access to another room used as a living area, such as the kitchen or living room/den.
Ventless gas heaters are not allowed.

Bathroom

There must be at least one working, permanently installed light fixture.
If the window is present in the bathroom, it must open and remain up without a prop. If there is no central air conditioning in the unit, the window must have a screen.
If there is no window that opens, then an operable vent fan must be present.
There must be a sink with hot and cold water, which drains properly. Handles must be present on the sink; the trap must be properly installed; pipes and the faucet must be free of leaks or drips; there must be no visible holes around the pipes.
There must be a flush toilet in an enclosed room that flushes and shuts off properly; it must be free of leaks and cracks; and must have a seat and tank top.
There must be a tub or shower with hot and cold running water, which drains properly; it must be free of leaks, drips, and sharp objects; all handles and levers must be present on the tub or shower.
There must be a door for privacy, which will stay shut and is properly installed.

Heating and Plumbing

All rooms must have direct or indirect heat.
Unvented heaters that burn oil or kerosene are prohibited.
If gas or wood stoves are being used, the flues must be installed properly, with secure pipes; collars must be present and installed securely, with no visible openings
If wood heat is the primary heat source, it is recommended that the chimney be cleaned annually.
If there is a ventless gas heater present in the unit, then an operable carbon monoxide detector must be installed in addition to the smoke detector. Ventless gas heaters must be permanently wall-mounted and designed to be ventless. They cannot be used in a bedroom or other room used for sleeping. They cannot be used in mobile homes or manufactured houses. They must 1 be properly installed according to the manufacturer's instructions and the State of Tennessee L.P. Gas Policy.
Permanent heaters must have knobs and be properly installed.
Each unit must have a properly installed and operating hot water heater.
The hot water heater is gas; the flue must be secure. Collars must be present and installed securely. no visible openings. If the gas hot water heater is located in a living or sleeping area, it must be enclosed. An adequate enclosure is a "shield" that is secured to the floor or walls, provides adequate ventilation, is 6" higher than the water heater, and protects the family in the event of an explosion.
If the water heater is electric and it is accessible to the family, the Romex wire must be enclosed in a protective conduit.
There must be a temperature-pressure relief valve on the water heater with a 3/4" overflow pipe which extends to within 6" of the floor or to the exterior of the unit.
The water and sewer system must be served by an approved public or private system. Drinking water provided by a well must be tested every two years.

General Health and Safety: Interior

The unit must be capable of being entered without going through another unit
There must be adequate exterior doors and operable windows for exit.
If there are security bars on the windows, at least one in each room without an exterior door must open from the inside.
Unit must be free of insects, mice, rats, other vermin, and garbage or debris.
Unit must be free of chipping, cracking, or peeling paint.
Unit must be free of abnormally high levels of air pollution such as vehicular exhaust, sewer gas, fuel gas, dust, or other pollutants.
Unit must be free of other hazards such as splintered doors, sliding closet doors that could fall down, protruding nails, etc.
Unit must have adequate ventilation.
There must be a metal cover over the fuse/breaker box. There should be no hazardous conditions inside or around the fuse/breaker box.
There must be an operable smoke detector or fire alarm on each level of the unit (including the basement). There must be at least one smoke detector located in the hallway outside the bedrooms. If the tenant is hearing impaired, the smoke detector must have a visible signal (lights) and must be installed in the bedroom occupied by the hearing-impaired individual. The smoke detector must be connected to the regular smoke detector outside of the bedroom.
Smoke detectors are required in unfinished basements (cellars) if there is any type of electrical appliance, such as a water heater, washer/dryer, or fuse/breaker box. If a light fixture is the only type of "electrical appliance" present, then no smoke detector is required.
It is recommended that smoke detectors placed in a basement be in close proximity to the stairway leading to the floor above; that smoke detectors installed to protect a sleeping room be located outside of the bedroom but in the immediate vicinity of the sleeping area; that smoke detectors be mounted on the ceiling at least 4 inches from a wall or on a wall with the top of the detector not less than 4 inches nor more than 12 inches below the ceiling.
If the unit is more than two stories, there must be a fire escape.
An operable carbon monoxide detector must be present if there is a ventless gas heater in the unit.
Interior stairs and common halls must have adequate lighting and be free of any hazardous or failing conditions in the walls, floor, ceiling, windows, or doors. If there are four or more steps, or the steps, balconies, or ledges are 30" or higher, there should be a secure handrail. All steps should be present, stable, and secure.

General Health and Safety: Exterior

The grounds must be free of garbage, debris, trash, etc.
Covered trash cans or dumpsters must be provided for the tenant's use.
Outbuildings must be in sound condition.
The site and immediate neighborhood must be free from conditions that would seriously endanger the health or safety of the residents, such as uncovered wells, deep holes, abandoned appliances, abandoned cars, etc.

Building Exterior

The foundation must be free of large cracks and must be stable.
Vents and crawl spaces must be covered.
Stairs, rails, and porches must be secure. If steps are present, they must be stable and secure. Unsecured concrete blocks cannot be used as steps.
If a sidewalk is present, it must be free of large holes and cracks and should be stable.
If there is a porch or balcony 30" or higher, a secure rail with adequate protection (slats, lattice, etc.) must be installed to prevent a person from falling through.
If there are four or more steps 29" or less in height, there must be at least one handrail.
If there are four or more steps, 30" or higher, and both sides of the steps are exposed (open), there should be two secure handrails with adequate protection (slats, lattice, etc.) to prevent a person from falling through.
It is recommended that slats be installed no more than 6" apart, and that railings be installed to within 6" of the porch or steps.
Roofs must be free of damage or leaks.
Water hydrants must be free of leaks and drips.
Gutters and downspouts, if present, must be sound and secure.
The exterior must be free of holes and missing siding and appear airtight.
The chimney must be sound, stable, and free of hazards.
Plumbing vent pipes and flues must extend above the roofline.
Unit must be free of loose, frayed, or exposed wires that could be hazardous.
Exterior must be free from chipping, cracking, or peeling paint.
Window air conditioners must be installed securely and be free of any exposed or frayed wiring or other hazardous conditions.

Mobile Homes

Tie Tie-downs are required on mobile homes. If tie-downs are not visible, an affidavit must be signed by the owner stating that tie-downs have been installed.
Underpinning is required. It must be installed securely, with no large openings.
Steps must be secure and stable. A concrete block, for example, cannot be used as a step.
Wood-burning stoves are not allowed.
Ventless gas heaters are not allowed

Lead-Based Paint

Lead-based paint is an HQS issue only if the unit was built before 1978 and one of the following is true:

There is a child under the age of 6 (72 months or younger) in the household, and there are visible signs of a lead-based paint hazard such as chipping, peeling, or chalking paint, OR
There is a child under the age of 6 (72 months or younger) in the household with a diagnosed EBL (elevated level of lead in their blood), regardless of whether a visible lead-based paint hazard is present in the unit.

If either of these conditions is true, then the NHA must inform the owner that proper procedures must be followed to correct the problem (stabilizing or removing the lead-based paint hazard). If a lead-based paint hazard is present:

The owner may have the unit tested by a certified lead-based paint inspector. If the unit is found to be free of lead-based paint, the owner does not have to engage in the paint stabilization process. Once a clearance examination is completed and the unit is determined to be lead-free, no further action is required for the unit. The owner must provide the NHA with a copy of the clearance letter or report. If the test confirms the presence of lead in the paint, then the EPA and HUD regulations for the removal or stabilization of the lead-based paint hazard must be followed. After the paint stabilization is complete, a clearance examination must be completed by a lead-based paint specialist who did not complete the lead hazard work. The owner must provide the NHA with a copy of the clearance letter or report.
If the owner does not wish to have the unit tested, then the paint must be stabilized, assuming that there is lead present in accordance with EPA and HUD regulations. After the paint stabilization is complete, a clearance examination must be completed by a lead-based paint specialist who did not complete the lead hazard work. The owner must provide the NHA with a copy of the clearance letter or report.

See "Property Owners & Lead-Based Paint'' for more information.