HUD REAC NSPIRE and Home Inspection Software, Built by a Working Inspector
Offline-first inspection software from Semper Fi Home Inspections. Built in Temecula, California, and used on every job we run. California Disabled Veteran Owned. Call 650-489-2592.
Six inspection types in one app, including a REAC NSPIRE pre-inspection module, plus a Master Dashboard that puts every property on one screen and maintenance work orders that send repairs to your crew and track them to completion. Available in both an English and a Spanish version.
Seis tipos de inspeccion en una sola app, incluido un modulo de preinspeccion REAC NSPIRE, mas un Tablero Maestro que reune todas las propiedades en una sola pantalla y ordenes de trabajo que envian las reparaciones a su cuadrilla y las siguen hasta terminarlas. Disponible en version en ingles y en espanol.
Inspection Software That Works With No Signal
Most inspection software assumes you have a connection. Crawlspaces, basements, mechanical rooms and rural properties say otherwise. This app records everything on the device, then syncs when you are back in range. Nothing is lost and nothing waits on a signal.
It was not built by a software company guessing at the job. It was built by a certified inspector for the way inspections actually run.
Six Inspection Types in One App
Home Inspection. Full residential inspections with photos, findings and clear recommendations, delivered as a client-ready PDF. See a complete sample home inspection report (PDF).
Commercial Inspection. Commercial property inspections for office buildings, retail spaces, warehouses and multi-family properties, following InterNACHI-CCPIA Commercial Standards of Practice. See a complete sample commercial report (PDF).
Texas TREC REI 7-6. The state worksheet fills itself in as you mark components, with a coverage check before it generates. See a complete sample REI 7-6 (PDF).
Florida Four-Point and Wind Mitigation. The Citizens 4-Point and the OIR-B1-1802, produced from the same visit with the photographs each one requires. Sample 4-Point (PDF) · Sample OIR-B1-1802 (PDF).
REAC NSPIRE Pre-Inspection. A pre-inspection module for housing authorities, Section 8 landlords, multifamily owners and the inspectors they hire. Type in the units off the rent roll, walk them, record each deficiency against HUD's NSPIRE standards with photographs, and get a projected score using HUD's own point values and 30-point unit rule — plus what HUD's own sample size would likely have scored, drawn three times, with the average, the best draw and the worst. The documents-and-certificates checklist and HUD's inspection-day checklist are built in, and all of it works with no signal. See a complete sample REAC NSPIRE report (PDF).
Client Agreements. Your own agreement wording, emailed for digital signature or signed on your phone at the door. The signed PDF goes to both of you.
An independent pre-inspection prepared for the property owner. Not a HUD inspection. Not affiliated with HUD, REAC, or any HUD contractor.
The Master Dashboard: Every Property on One Screen
One screen runs the whole operation. Every property you have inspected sits on it worst first — what is past its HUD correction window, what nobody has picked up, and what somebody picked up and is stuck on waiting for parts. Every tool in the app is a tile on the same screen, and each tile opens a page with only that one thing on it.
Four charts read the portfolio rather than the single job. Score over time plots one point per REAC NSPIRE inspection with 60 drawn across it, the line between passing and failing, taken from the same arithmetic the report prints. What keeps coming up lists the ten deficiencies cited most by HUD standard with how many separate properties each turned up on — the same defect forty times on one property is a maintenance problem, while the same defect once each on six properties is a purchasing or training problem. Open work by severity marks the part already past its correction window inside the same bar. How long it has been sitting counts from the day the inspection found the deficiency, not the day somebody typed it in, so late data entry cannot flatter the number.
Watch the Master Dashboard walkthrough.
Build the Property Before You Arrive
Lay out the buildings, floors and units before the job rather than during it. Twelve buildings of four floors and twenty-four units a floor is 528 places, built in seconds, with unit 201 on the second floor where it belongs. Build the first building and the app offers to create the rest as copies. Or download the spreadsheet we provide, lay your property out in it and upload it — three tabs, one explaining how to fill it in, one worked example, and yours with three columns. The file is read on your own device and is never uploaded anywhere. Save it as a property template and next year's inspection on that property fills itself in.
Watch the property template walkthrough.
Work Orders: Send the Repairs Out and Watch Them Close
Finding the defect is half the job. Assign deficiencies to your crew, then send each person one link by email or text. No account, no app, no password. It opens on any phone and shows only their work, on that one property, with your photographs.
They mark each item started and finished and you see it within seconds. When somebody hands work back the app asks why — not my trade, could not get access, needs parts, other — and any reason can carry their own words, so "needs parts" becomes "needs a 40 gallon water heater." The office is emailed with the reason in the subject line. Work that runs past its HUD correction window emails the office and reminds the worker, with their link attached. You choose what reaches you: every repair, urgent only, a daily summary, or nothing at all.
The delay report adds up the days lost to parts, access and approvals across every job — the figure that turns eleven separate surprises into one purchase order. Export every finding to Excel, in English or Spanish, with status, who holds it, the date it was completed and a dashboard that counts what is overdue. Home, commercial and REAC findings alike. The crew page reads in Spanish with the English mirrored beside it, so a worker can read his own list and still say the unit number back to a supervisor who does not speak Spanish.
Watch the work orders walkthrough.
Teams: The Front Office, Your Inspectors and Sub-Offices
One company account and as many inspectors as you have seats for. The office sees every inspector's work on one board, assigns it and sends it out — and still cannot change what an inspector found: not the status, not the severity, not the notes, because that report carries the inspector's name and license. Correcting a misspelled street is paperwork and stays allowed, and those edits are recorded.
A sub-office is a second location — a regional manager, a property manager, a maintenance supervisor — who reviews reports and sends work orders and takes no inspector seat. And your wording travels: write a narrative the way your license requires it and share it with every inspector on the account, where any of them can reword or hide it for themselves without changing yours.
Watch the front office and sub-offices walkthrough.
NSPIRE Voucher Inspections, Pass or Fail
For housing authorities and the owners and inspectors who work Housing Choice Voucher, Project-Based Voucher and Moderate Rehabilitation units. One unit at a time, rated the way HUD rates a voucher unit: pass or fail, never scored. Included with every plan that carries REAC NSPIRE.
Every deficiency is rated from HUD’s own voucher column: life-threatening items fail and must be corrected within 24 hours, severe and moderate items fail with 30 days, and low items are recorded without failing the unit. The smoke alarm and carbon monoxide checks must be answered before the inspection can be completed.
A re-inspection starts from the failed one and carries every failed item forward. The fail notice is a PDF in English or Spanish with each failed item, its correction date and photographs, and the failed items go to maintenance as work orders in one tap. The whole inspection works with no signal.
Step by step, with the real app screens: NSPIRE Voucher Inspections Guide in English (PDF) · Guia de inspecciones de vales NSPIRE en espanol (PDF).
Property Management Software, In the Same App
For owners, housing authorities and management companies who run the buildings day to day. Properties, buildings and units, each unit occupied, vacant, down or make-ready, with turns tracked from move-out to ready and units imported from a spreadsheet.
Tenant maintenance requests: turn on a request link for a property and tenants submit their own requests, with a photo, from any phone, and check the status with a reference code. Requests go to your maintenance staff or an outside vendor by one link, and vendor insurance dates are watched so you are reminded before a certificate lapses.
Preventive maintenance that makes its own requests when each item comes due; fire alarm, sprinkler, elevator, boiler, backflow and pest certificates and recertification dates with reminders; keys, safety checks and pest treatments logged per unit; and move-in, move-out and annual unit inspections whose failed items go to the crew in one tap.
An owner report in English or Spanish and dashboard charts for days lost to vacancy, response times and turns, with a REAC countdown for HUD properties. Each license is one field seat plus a front office account at no charge. No tenant names, Social Security numbers or income are ever collected.
Sold on its own, with home inspections, with REAC NSPIRE, or with everything. Step by step, with the real app screens: Property Management Guide in English (PDF) · Guia de administracion de propiedades en espanol (PDF).
What It Produces
Same-day digital reports with photos, findings and plain-language recommendations, formatted so a client can act on them without a translator. Home and commercial reports print in English or Spanish; the TREC REI 7-6, Citizens 4-Point and OIR-B1-1802 come out as the actual state and carrier forms, filled from the components you marked as you went.
The REAC NSPIRE report carries every deficiency against HUD's standard with its severity, point value, correction window and due date, a projected score using HUD's own arithmetic and 30-point unit rule, what HUD's own sample size would likely have scored across three draws with the average, best and worst, both HUD checklists and a photograph record.
An Excel workbook that is not a printout. Every finding on one sheet with a Status dropdown, who it is assigned to and the date it was completed — those three columns unlocked, the rest of the sheet protected so nobody breaks the file by typing in the wrong place. Columns are found by heading rather than position, so inserting one does not silently break the counts. A dashboard sheet counts what is done, what is still open, what has nobody's name on it and what has run past its correction window, with a per-person breakdown and aging, charts drawn from the figures, a color legend and an About sheet saying what every number means. The whole workbook exports in English or Spanish — headings, dropdown values, dashboard and legend — so a property manager and a maintenance supervisor can hold the same file in two languages and be looking at the same rows.
The workbook is a snapshot of the moment you exported it. The crew's taps reach the office immediately and appear in the next one, with the name and date attached, so nothing has to be collected from anybody.
Built for HUD’s Every-Unit, Every-Year Rule (24 CFR 5.707)
HUD requires owners of properties under a HUD assistance contract to annually self-inspect their properties, including all units, and to keep the results for three years (24 CFR 5.707). It applies to public housing agencies and owners of HUD-assisted multifamily properties; Housing Choice Voucher, Project-Based Voucher and Moderate Rehabilitation owners are not covered by that section. The REAC NSPIRE module is how you do that walk and keep the proof.
Why it matters: a property scoring under 60 fails and can be referred to HUD’s Departmental Enforcement Center, and 30 or below is referred automatically. Losing more than 30 points inside the units alone fails a property even at 60 or higher overall. A score under 80 brings HUD back every year instead of every two or three, and with a failing score the owner’s own follow-up inspection must cover 100% of the units.
Example: When the Annual Walk Gets Skipped
For illustration only: an 80-unit HUD-assisted property has not walked every unit in two years. On inspection day HUD’s inspectors find inoperable smoke alarms, a blocked exit door and exposed wiring, and life-threatening and severe deficiencies must be corrected within 24 hours. The score comes back 52. The file is referred to the Departmental Enforcement Center, which can issue a Notice of Violation of the Regulatory Agreement and a Notice of Default of the HAP contract, and HUD expects to meet with the owner within about 10 to 15 days. The owner’s follow-up inspection must cover 100% of the units, and HUD orders a new inspection. If that one fails too, HUD treats the owner as in default and pursues regulatory and civil remedies. Actual outcomes depend on HUD’s review of each property.
What the REAC NSPIRE Module Does for the Annual Inspection
Build the property once and walk every unit against HUD’s NSPIRE standards each year, with the property saved as a template for next year. See a projected score using HUD’s point values and 30-point unit rule, plus what HUD’s sample size would likely have scored. Every deficiency carries its severity and correction window, and overdue work emails the office and reminds the worker. A dated PDF report with photographs and an Excel workbook showing who fixed what and when go into your three-year file. Repairs go to your crew by link in English or Spanish, and the Master Dashboard plots every property’s score over time.
What It Deliberately Does Not Collect
No Social Security numbers, no income or asset information and no resident names — only property addresses and building and unit numbers. It does not calculate HUD-50059 rent, submit TRACS certifications or bill vouchers. That is a compliance and data-security decision, not a missing feature.
Lower-Cost Ways to Handle Certifications
A compliance service bureau or consultant can prepare the HUD-50059s and transmit certifications and the monthly HAP voucher, typically priced per unit or per certification. Certification-only software, typically priced per unit, replaces a full property management suite for that one job. Your HUD contract administrator can tell you which submission methods and providers it accepts. Pair any of them with this software and the inspection, repair and record-keeping side is covered.
Not a HUD property? Many state housing agencies now inspect tax credit (LIHTC) and HOME properties to NSPIRE, and the same standards make a defensible yardstick for any owner’s annual unit walk. A management company with no HUD or REAC work at all takes the Property Management plan, which includes move-in, move-out and annual unit inspections against the same NSPIRE deficiency list. Book an onsite REAC NSPIRE pre-inspection.
Who It Is For
Independent home inspectors and small inspection firms who want one tool that covers residential, commercial and state-specific forms without stitching together separate products.
Inspection companies running several inspectors, who need one board over everyone's work, sub-office accounts for the people who manage rather than inspect, and company wording that reaches every inspector's phone.
Inspectors working properties where connectivity is unreliable and a cloud-only tool stops being useful.
Owners, property managers and housing authorities who want to know their projected NSPIRE score before HUD arrives — and who need the repairs that follow tracked to completion.
Owners and management companies running the buildings day to day: units, maintenance requests (tenants submit their own from a link), the crew and vendors, certificates and recertification dates, and move-in, move-out and annual unit inspections, with a front office account at no charge on every license.
Inspectores bilingues: realice cualquier inspeccion en ingles o en espanol, incluida REAC NSPIRE. Los informes de vivienda y comerciales se imprimen en cualquiera de los dos idiomas. Los formularios de Texas y Florida se imprimen en ingles con un informe complementario en espanol; el informe REAC NSPIRE se imprime en ingles porque cita a HUD palabra por palabra, mientras que la pantalla, la hoja de calculo y la pagina de la cuadrilla se leen en espanol.
Pricing
Inspector plan: $38.99 per month. Home, Commercial, Texas TREC, Florida 4-Point and Wind Mitigation. Work orders and the Master Dashboard included. Unlimited inspections and reports, no per-report charges, cancel any time. Run the whole inspection in Spanish and still produce the official English forms — the TREC REI 7-6, Citizens 4-Point and OIR-B1-1802 print in English whichever language you worked in, with a Spanish supplemental report alongside, and home and commercial reports print in either language. 14 days free for Home, Commercial, Texas and Florida inspections, with no card; InterNACHI members get 30 days.
REAC NSPIRE plan: $199.99 per month. The REAC NSPIRE pre-inspection module on its own, for owners and housing authorities who do not perform home or commercial inspections. Unlimited properties, units and reports. Work orders and the Master Dashboard included. No free trial on this plan; it starts the day you subscribe. Run the whole inspection in Spanish and the report still prints in English — HUD's standards word for word, as HUD publishes them — with the screen, the spreadsheet and the crew page all reading Spanish. Cancel any time.
Complete plan: $239.99 per month. Both of the above on one subscription — the REAC NSPIRE module plus Home, Commercial, Texas TREC, Florida 4-Point and Wind Mitigation. For inspection companies that do pre-REAC work alongside their residential and commercial jobs. No free trial on this plan; it starts the day you subscribe. Cancel any time.
Property Management plan: $149.99 per month. Properties, buildings and units; maintenance requests, including a link tenants use to submit their own and check the status with a reference code; the crew and vendors, preventive maintenance, keys, and safety and pest logs; certificates and recertification dates; and move-in, move-out and annual unit inspections with failed items sent to the crew. Each license is one field seat plus a front office account at no charge. No REAC NSPIRE module and no home or commercial inspections. No tenant names, Social Security numbers or income are ever collected. No free trial; it starts the day you subscribe. Cancel any time.
Home Inspection + Property Management plan: $188.99 per month. Home, Commercial, Texas TREC, Florida 4-Point and Wind Mitigation plus everything in the Property Management plan, on one subscription. For inspectors and owners who manage their own buildings and do no HUD REAC work. Does not include the REAC NSPIRE module. No free trial; it starts the day you subscribe. Cancel any time.
REAC NSPIRE + Property Management plan: $249.99 per month. The REAC NSPIRE pre-inspection module in full plus everything in the Property Management plan, with REAC inspections linked to the property they belong to. The REAC NSPIRE plan on its own does not include property management. No free trial; it starts the day you subscribe. Cancel any time.
Everything plan: $288.99 per month. Home, Commercial, Texas TREC, Florida 4-Point and Wind Mitigation, the REAC NSPIRE module and property management, on one subscription. No free trial; it starts the day you subscribe. Cancel any time.
Add to your plan at any time. Already subscribed? Open Your subscription in the app and add REAC NSPIRE, property management or both. Your plan changes right away and nothing you already have is taken away. On Google Play the new plan is charged that day and the days left on your old plan are added to the end, so nothing is charged twice; by card, you pay only the difference for the rest of the billing period.
Inspection companies and multi-inspector teams. Company accounts are set up by us rather than bought online, because the seats and the billing period are agreed first. An office account that reads and edits the team's reports but does not inspect is included free on top and never uses a seat. Email support@semperfiservicesolutions.com or call 650-489-2592.
Available on Google Play for Android, and in any browser at app.semperfiservicesolutions.com.
Installing on iPhone or iPad
Open app.semperfiservicesolutions.com in Safari, tap the Share button, scroll down and tap Add to Home Screen, then tap Add. It opens full screen from your home screen and works offline like the Android app. Watch it done in English · verlo en espanol.
Instalacion en iPhone o iPad: abra app.semperfiservicesolutions.com en Safari, toque el boton Compartir, deslice hacia abajo y toque Agregar a pantalla de inicio, luego toque Agregar. Se abre a pantalla completa desde la pantalla de inicio y funciona sin conexion como la app de Android.
Inspection App Walkthrough Videos
Short videos showing the app on real jobs: setting up, recording findings, the narrative library, photographs, the state forms and the reports, plus the Master Dashboard, property templates, work orders, the front office and sub-offices, and the REAC NSPIRE module end to end. These are all of the videos you can use to learn the app — the Semper Fi Home Inspections channel on YouTube.
Home Inspection Software User Guide (PDF)
A complete, illustrated user guide for the Semper Fi Home Inspection app, with a clickable table of contents: installing on Android or in the browser, your account and subscription, home inspections, commercial inspections, Texas TREC REI 7-6, Florida 4-Point and Wind Mitigation, REAC NSPIRE, work orders, photographs, the narrative library, client agreements and syncing — plus the Master Dashboard and its charts, building a property template before the job, and sub-office accounts and sharing your wording with your inspectors. Download the User Guide in English (PDF) or the Guia del usuario en espanol (PDF).
Guia del usuario del software de inspeccion de viviendas: cada pantalla de la app paso a paso, con indice interactivo, incluidos el Tablero Maestro y sus graficas, las plantillas de propiedad y las suboficinas.
REAC NSPIRE Pre-Inspection Software Guide (PDF)
A shorter guide for inspectors and housing authorities who run REAC NSPIRE and nothing else: the NSPIRE module and the Master Dashboard on their own, about 40 pages instead of 64. Building and unit templates, the HUD standard catalog, sampling, photographs, the inspectable-area workflow, the printed report and the Excel workbook, plus the portfolio dashboard that tracks every property and every 24-hour correction deadline. Download the REAC NSPIRE Guide in English (PDF) or the Guia REAC NSPIRE en espanol (PDF).
Guia de preinspeccion REAC NSPIRE: el modulo NSPIRE y el Tablero Maestro por separado, con indice interactivo. Plantillas de edificios y unidades, el catalogo de normas de HUD, el muestreo, las fotografias, el informe impreso y el libro de Excel. Descargue la Guia REAC NSPIRE en espanol (PDF).
NSPIRE Voucher Inspections Guide (PDF)
The NSPIRE voucher module on its own, step by step with the real app screens: setting up your account, starting a voucher inspection, the smoke alarm and carbon monoxide questions, recording deficiencies against HUD’s voucher ratings, pass or fail with the 24-hour and 30-day correction dates, re-inspections, the fail notice and sending failed items to the crew. Download the NSPIRE Voucher Inspections Guide in English (PDF) or the Guia de inspecciones de vales NSPIRE en espanol (PDF).
Property Management Software Guide (PDF)
The property management module on its own, step by step with the real app screens: setting up your account, properties, buildings and units, tenant maintenance requests by link or QR code, your crew and vendors, certificates and recertifications, turns, unit inspections, keys and logs, and the every-unit annual report. Download the Property Management Guide in English (PDF) or the Guia de administracion de propiedades en espanol (PDF).
Try It on Your Next Inspection
The software is available on Google Play for Android, and in any browser at app.semperfiservicesolutions.com.
Questions about whether it fits how you work? Call 650-489-2592. Temecula, California. Monday to Saturday, 8AM to 5PM.
Semper Fi Home Inspections. InterNACHI Certified Master Inspector #NACHI25032314. Licensed California Contractor #941548. HUD 203k Certified Consultant #S0885. REAC NSPIRE Certified #AD0301. California Disabled Veteran Owned.
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