NSPIRE Score Calculator
Estimate your HUD inspection score before the inspector arrives. Enter your deficiencies by severity and location — we apply the exact point deductions from HUD's NSPIRE Scoring Notice. Passing score: 60/100.
HUD inspects a sample of units, not every unit. Doing a self-assessment? Enter the number of units you walked through.
24-hour repair
−60 / −54.5 / −49.5 pts each
24-hour repair
−30 / −27.3 / −24.8 pts each
60-day deadline
−15 / −13.6 / −12.4 pts each
60-day deadline
−2.4 / −2.2 / −2 pts each
Estimated NSPIRE Score
Add deficiencies above to estimate your score. Passing requires 60+.
Scored (REAC) inspections only — Section 8 voucher units are pass/fail per deficiency, with no 0–100 score.
Track deficiencies and fix them before the inspector arrives.
Start Free TrialUnofficial estimate based on the defect severity values in HUD's NSPIRE Final Scoring Notice (88 FR 43304, July 2023). Actual REAC scores depend on inspector findings and unit sampling on inspection day.
How NSPIRE Point Deductions Work
HUD assigns every deficiency a point value based on two factors: how severe it is, and where it was found. Unit deficiencies are weighted heaviest because they directly affect residents.
| Severity | Unit | Inside | Outside | Repair Deadline |
|---|---|---|---|---|
| Life-Threatening | −60.0 | −54.5 | −49.5 | 24 hours |
| Severe | −30.0 | −27.3 | −24.8 | 24 hours |
| Moderate | −15.0 | −13.6 | −12.4 | 60 days |
| Low | −2.4 | −2.2 | −2.0 | 60 days |
Point deduction per deficiency. Total deductions are divided by the number of units sampled, then subtracted from 100.
The Formula
Score = 100 − (total deduction points ÷ units sampled). Because deductions are averaged across the sample, one bad unit hurts a 4-unit property far more than a 100-unit property.
The Unit Cap Rule
If unit-area deficiencies alone average 30+ deduction points per sampled unit, HUD caps the score at 59 — an automatic fail even if common areas and grounds are perfect.
Frequently Asked Questions
How is an NSPIRE score calculated?
Every deficiency has a point value based on its severity (Life-Threatening, Severe, Moderate, or Low) and where it was found (Unit, Inside, or Outside). HUD adds up all deduction points, divides by the number of units sampled, and subtracts that from 100. A Life-Threatening deficiency inside a unit carries the largest deduction: 60 points.
What NSPIRE score do I need to pass?
You need a score of 60 or higher out of 100. There is also a second rule: if unit-area deficiencies alone average 30 or more deduction points per sampled unit, the property automatically scores 59 and fails, regardless of how the rest of the property performed.
Is this calculator official?
No. This is a free estimator based on the defect severity values published in HUD's NSPIRE Final Scoring Notice (88 FR 43304, July 2023). Your actual REAC score depends on what the inspector finds and which units are sampled on inspection day.
How many units does HUD inspect?
HUD inspects a random sample of units, not every unit. Sample size scales with property size — small properties may have every unit inspected, while large properties have a fraction sampled. Because deductions are divided by the sample size, a single deficiency hurts a small property's score much more than a large one's.
Do Life-Threatening deficiencies automatically fail the inspection?
Not by themselves on a scored inspection — but they carry the largest point deduction (up to 60 points), and both Life-Threatening and Severe deficiencies must be corrected or mitigated within 24 hours, with proof of repair submitted to HUD. On a small sample, a single Life-Threatening unit deficiency is usually enough to drop the score below 60 on its own.
Does my Section 8 voucher (HCV) inspection get a score?
No. HCV and PBV unit inspections under NSPIRE are pass/fail against the same deficiency standards — there is no 0-100 score. The scoring model applies to property-level REAC inspections of public housing and HUD multifamily properties. The calculator is still useful for voucher landlords: any deficiency it counts is one an HCV inspector can fail the unit for.
Improve Your Score Before Inspection Day
Use these free NSPIRE resources to find and fix deficiencies before they cost you points.
Don't Guess Your Score — Track It
PropertyLedger tracks all 200+ NSPIRE deficiency types per property, generates work orders with severity deadlines, and keeps you inspection-ready year-round. FREE NSPIRE compliance in every plan.
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