As the Housing Authority of Thurston County continues the transition from Housing Quality Standards (HQS) to the National Standards for the Physical Inspection of Real Estate (NSPIRE), one key area of change is how mold-like substances are evaluated during inspections. Understanding these new standards is essential to staying compliant and protecting the health of your residents.

What Are Mold-Like Substances?

Under NSPIRE, the term “mold-like substances” refers to any visible substance that resembles mold or mildew. This includes common household mildew as well as more hazardous types of mold. Inspectors assess these substances based on both location and surface area, and unlike HQS, the NSPIRE standard evaluates all areas of the unit cumulatively—not just individual rooms.

How Mold-Like Substances Are Categorized

NSPIRE classifies mold-like substances based on size and severity. Here’s how the deficiencies are ranked:

  • Advisory Deficiency
    • Size: Less than 4 square inches (total across unit)
    • Impact: Low priority; advisory only
  • Moderate Deficiency
    • Size: More than 4 square inches but less than 1 square foot
    • Impact: Medium priority; must be addressed within 30 day
  • Severe Health and Safety Deficiency
    • Size: More than 1 square foot but less than 9 square feet
    • Impact: High priority; must be addressed within 30 day
  • Life-Threatening Deficiency
    • Size: Greater than 9 square feet
    • Impact: Immediate action required; considered a life-threatening condition requiring 24 hour repair

Where Mold-Like Substances Are Commonly Found

Some areas are more prone to mold growth due to moisture and ventilation issues. These include:

  • Bathrooms: Around tubs, shower curtains, and ceilings—especially where ventilation is poor or fans are non-functional
  • Closets: Even locked or restricted-access closets are subject to inspection; inspectors will note any visible mold-like substances
  • Kitchens & Laundry Rooms: Areas around sinks, dishwashers, washing machines, and in cabinets can be prone to leaks and moisture buildup
  • Window and Door Openings: Areas around windows and doors can accumulate moisture and condensation.

Staying Compliant

Take Prompt Action

  • 24-Hour Requirement: If mold-like substances reach the severe or life-threatening threshold, action is required within 24 hours. While total removal may take longer, documentation of active remediation efforts—such as service calls, work orders, or photos of repairs—is necessary to show compliance.

Inspect Regularly

  • Routine Checks: Build mold-like substance checks into your regular property maintenance schedule. Early detection can help prevent costly violations and more extensive repairs later.

Educate Tenants

  • Ventilation Tips: Encourage tenants to use bathroom fans, report leaks promptly, and keep high-humidity areas clean and dry.

If you have questions or would like additional guidance, please reach out to our team.

Posted in Inspections