III.   ANNUAL/RENEWAL INSPECTIONS:

1. All subsidized units are required by HUD to be re-inspected within a 12-month period from the date of the last inspection and/or prior to the anniversary date of the HAP contract.  Annual/Renewal inspections are normally scheduled 90 calendar days prior to the tenant’s recertification date/anniversary date of HAP contract.
2. A copy of the tenant’s notification letter of the annual/renewal inspection and recertification appointment date is mailed to the owner or owner’s representative by the Leased Housing Section 8 office.  It is expected that the owner or owner’s representative have the unit ready for the scheduled inspection according to RHA’s policy and to meet HQS as implemented by HUD.
3. If the unit passes inspection, the Inspection Division will send out a "pass letter" to the owner or owner’s representative, with a copy to the tenant.
4. If the unit fails, the Inspection Division will mail a "failed letter" to the owner or owner’s representative, copy to the tenant, allowing the owner or owner’s representative 30 calendar days from the date of the letter to make repairs.  This letter will also state that an abatement will be placed on the HAP payment, the first of the following month, if the repairs are not completed within the specified timeframe.
5. Upon notification from the owner or owner’s representative that repairs have been completed,  RHA will attempt to schedule a re-inspection within 15 calendar days with the following exceptions:  A unit was substantially not ready at the time of the annual/renewal inspection and/or if the owner or owner’s representative requesting the re-inspection consistently has had units under the program that are not ready.  Examples include but are not limited to:  owner or owner’s representative working on repairs when inspector arrives, missing appliances, utilities not on, numerous HQS violations and/or not showing up for a scheduled inspection.  If the exception criterion applies, RHA may take up to the maximum time allowed by HUD to re-inspect (30 calendar days).