You found a deal in your area. Seller is motivated. Numbers work under $10k per door. Now the voucher holder is ready and the housing authority schedules the Housing Quality Standards inspection.

HQS is the HUD checklist that determines whether the unit is safe and livable enough for a family with a voucher. Fail it and the Housing Assistance Payment (the monthly subsidy the housing authority pays you) does not start. No HAP means you cover the full rent gap until it passes.

I underwrite and manage from Florida. Early on I learned the hard way that most fails are predictable and cheap to fix if you catch them before the inspector walks the property.

Here is the process I run on every unit before I request the inspection.

Walk the exterior first. Look at the roof for missing shingles or soft spots. Check the foundation for major cracks or settlement that could signal structural issues. Make sure the address numbers are clearly visible from the street. Confirm the porch, steps, and handrails are solid with no missing boards or wobble. Grass and debris must be under control, inspectors will fail an overgrown or trash-filled yard.

Inside, start with life safety. Smoke detectors must be present and working on every level, including the basement if there is one. Carbon monoxide detectors are required if there is gas. Test them. Windows must open, stay open, and lock. No broken panes. Exterior doors need solid locks that work from the inside without a key.

Electrical is a frequent killer. No exposed wiring. Every outlet and switch cover must be present. GFCI outlets are required in kitchens and bathrooms. If the panel has missing breakers or open slots, close them. Look for frayed cords or overloaded circuits that a tenant might have created.

Plumbing next. Every toilet, sink, and tub must work with no active leaks. Hot water must reach the fixtures. Floor drains and cleanouts need to be accessible and clear. Check under sinks for soft floors or water damage that will show up as a fail.

Kitchen and bath surfaces matter. Counters and cabinets cannot have large missing sections or sharp edges. Floors need to be intact, no large holes or trip hazards. Walls and ceilings should not have major holes or peeling paint that could become a lead or mold issue. Paint must be intact and in decent condition.

When it comes to my inspection checklist, I am very anal. I make sure that my contractor knows there is only one acceptable way that I accept his inspection, and that is by doing it our way: with the inspection report that I provide to my contractor. Why? Because I've learned the hard way. Most common fails in the stock I look at are missing detectors, non-working windows, minor electrical covers, and overgrown yards. None of those require a full gut. They require attention before the inspector arrives.

Do not request the inspection until after your inspector has walked it and has closed the obvious gaps. The cash gap between lease signing and first HAP is already real. An avoidable fail just makes it longer.

Actionable Takeaway

Today, open your notes app and write a one-page HQS walk checklist covering exterior, life safety, electrical, plumbing, and surfaces. Use it on the next unit before you call for the inspection.

I am attaching a screenshot of one page of my 8-page inspection report that I use.