Housing Authority of the County of Riverside

2025-002: Federal Awards – Housing Quality Standards Enforcement Federal Agency: U.S. Department of Housing and Urban Development CFDA No.: 14.871 Federal Program: Section 8 Housing Choice Voucher Federal Award Year: 2025 Control Category: HQS Enforcement - Failed Inspections Condition The Authority failed to ensure a failed inspection was not remediated within 30 days of inspection or within a Public Housing Authority (PHA) approved extension and initiate the required administrative procedures in a timely manner. The period between the first failure and passed inspection was approximately fourteen months. Criteria 24 CFR §982.404, Maintenance: Owner and family responsibility; PHA remedies, states, in part: “…(c) Determination of noncompliance with HQS. The unit is in noncompliance with HQS if: (1) The PHA or authorized inspector determines the unit has HQS deficiencies based upon an inspection; (2) The PHA notified the owner in writing of the unit HQS deficiencies; and (3) The unit HQS deficiencies are not corrected in accordance with the timeframes established in paragraph (a)(3) of this section. (d) PHA remedies for HQS deficiencies identified during inspections other than the initial inspection. This subsection covers PHA actions when HQS deficiencies are identified as a result of an inspection other than the initial inspection (see §982.405). For PHA HQS enforcement actions for HQS deficiencies under the initial HQS inspection NLT or alternative inspection options, see §§982.405(j) and 982.406(e), respectively. (1) A PHA may withhold assistance payments for units that have HQS deficiencies once the PHA has notified the owner in writing of the deficiencies. The PHA must identify in its Administrative Plan the conditions under which it will withhold HAP. If the unit is brought into compliance during the applicable cure period (within 24 hours of notification for life-threatening deficiencies and within 30 days of notification (or other reasonable period established by the PHA) for non-life-threatening deficiencies), the PHA: (i) Must resume assistance payments; and (ii) Must provide assistance payments to cover the time period for which the assistance payments were withheld. (2) (i) The PHA must abate the HAP, including amounts that had been withheld, if the owner fails to make the repairs within the applicable cure period (within 24 hours of notification for life-threatening deficiencies and within 30 days of notification (or other reasonable period established by the PHA) for non-life-threatening deficiencies). (ii) If a PHA abates the assistance payments under this paragraph, the PHA must notify the family and the owner that it is abating payments and that if the unit does not meet HQS within 60 days (or a reasonable longer period established by the PHA) after the determination of noncompliance in accordance with paragraph (c) of this section, the PHA will terminate the HAP contract for the unit, and the family will have to move if the family wishes to receive continued assistance. The PHA must issue the family its voucher to move at least 30 days prior to the termination of the HAP contract. (3) An owner may not terminate the tenancy of any family due to the withholding or abatement of assistance under paragraph (a) of this section. During the period that assistance is abated, the family may terminate the tenancy by notifying the owner and the PHA. If the family chooses to terminate the tenancy, the HAP contract will automatically terminate on the effective date of the tenancy termination or the date the family vacates the unit, whichever is earlier. The PHA must promptly issue the family its voucher to move. (4) If the family did not terminate the tenancy and the owner makes the repairs and the unit complies with HQS within 60 days (or a reasonable longer period established by the PHA) of the notice of abatement, the PHA must recommence payments to the owner. The PHA does not make any payments to the owner for the period of time that the payments were abated. (5) If the owner fails to make the repairs within 60 days (or a reasonable longer period established by the PHA) of the notice of abatement, the PHA must terminate the HAP contract…” Cause During the annual HQS inspection that was conducted, the unit failed and a correction period was started. A reinspection was attempted, but the reinspection could not be completed. Verification of repairs was not completed during the initial correction window to verify abatement occurred. After continued monitoring and additional attempts to complete reinspection, the unit ultimately passed. Effect Failure to complete and pass HQS can result in substandard living conditions for the tenant and a violation of the agreement between the PHA and owner. Recommendation We recommend the Authority follow the Administrative Plan and administrative deadlines to ensure all units in non-compliance are inspected within the specified timeframes. If units and owners fail to address the issues, the Authority should proceed with the appropriate administrative responsibilities if compliance is not achieved within a reasonable period. Management’s Comments Regarding Corrective Actions Planned Management agrees to the recommendation to address the HQS enforcement finding. Corrective Action Plan: • The HA will implement a process to ensure compliance with 24 §CFR 982.404 and the Administrative Plan. All failed inspections will be entered into the system the same day, triggering tracking and placement on a centralized enforcement log. • Require written notice to owners, supervisory review of aging cases, timely initiation of abatement when deadlines are not met, and voucher issuance and HAP termination when required. • Bi-weekly supervisory monitoring and quarterly internal quality control reviews will ensure enforcement actions are timely and properly documented. These measures will strengthen oversight, reinforce accountability, and ensure deficiencies are resolved within regulatory timeframes moving forward.