Exhibit_2_Quality_and_Standards_of_Work-20JULY14.docx

EXHIBIT 2

Quality and Standards of Work

INDEX

1.0 General

2.0 Exterior walls

3.0 Roofing (including flashing and gravel stops)

4.0 Gutters, downspouts, and splash blocks

5.0 Overhangs

6.0 Windows, doors, screens, and shutters

7.0 Mechanical and Manual Roll-up Doors

8.0 Vent stacks, roof ventilators, and other items that pierce the roof

9.0 Window guards (where required)

10.0 Garage/carport concrete floors

11.0 Interior walls

12.0 Painting

13.0 Concrete floors

14.0 Subflooring and related structural members

15.0 Hardwood and parquet flooring

16.0 Vinyl tile

17.0 Ceramic tile

18.0 Stairways

19.0 Ceilings and ceiling framing members

20.0 Shades and Venetian blinds

21.0 Interior trim

22.0 Built-in cabinets, shelving, countertops, and similar items

23.0 Range Hoods and Exhaust Fans

24.0 House accessories

25.0 Plumbing systems and fixtures

26.0 Plumbing fixtures

27.0 Electrical

28.0 Heating, ventilation, and air conditioning

29.0 Internet and Television cabling inside the building to the Main

30.0 Grass cutting in improved areas

31.0 Grass cutting in semi-improved and unimproved areas

32.0 Trimming/Pruning hedges and shrubs

33.0 Weed and brush control

34.0 Grasses and ground cover

35.0 Watering

36.0 Control of plant disease and insect

37.0 Leaf collection

38.0 Policing of grounds

39.0 Drainage systems

40.0 Concrete surfaced areas

41.0 Playgrounds

42.0 Mechanical Rooms

43.0 Signage

44.0 Storm Damages

45.0 Elevators

46.0 Gas Leaks

47.0 CCTV

48.0 Change of Occupancy Cleaning (COC)

49.0 Change of Occupancy Painting (COP)

50.0 Change of Occupancy Maintenance (COM)

1.0 General Refers to all work.

1.1 Replaced or repaired work shall match existing in original type, material and construction unless otherwise specified. See paragraph 5.6.1.1.

1.2 The standards in this Exhibit (6) are in addition to Exhibit 7 & 8.

1.3 If not specified, quality of workmanship shall be to current industry standard. For example, electrical work shall conform to the Local National Electric Codes, except as specified. The manufacturer recommendation and industry practice shall be used in addition to the requirements of this Exhibit (12). If there is a conflict between the manufacturer's recommendation, industry standards and the contract, the most stringent requirements shall apply.

1.4 The contractor shall clean up, repair and restore areas affected by damage or repair and replacement work. The contractor shall restore area to its appearance prior to damage and to match the original construction. For example, clean-up broken glass, vacuum or remove hot water tank leakage, remove over spray, and restore grass.

1.5 Temporary removal of portions of walls, floors, cabinets, appliances, foundations etc. may be required to gain access for repairs to electrical, mechanical, plumbing or other work. Removal includes opening portions of concrete floors to locate plumbing leaks and repairs. Removal of material shall be done between existing joint lines or cut vertical and horizontal lines. Removed material that is salvageable may be used to restore the repaired area. Removed material that cannot be salvaged shall be replaced. Salvageable material must present a new appearance and be structurally sound. The Government will determine, in its sole discretion, if salvageable material is acceptable. Excavation and back filling may be required

1.6 Repair of the area shall be included in the work performed and no additional task shall be used. If repair limits specified in the contract are exceeded, a replacement task number may be used. For example, a 1.9 square meter hole in wallboard is required for access to a leaking pipe. If a five cm hole was required to repair the leak, no additional task number would be allowed. Immediately contact Facilities Maintenance Branch if the replacement task is over an estimated $2,000.00.

1.7 Paint touchup shall be made to architectural break lines, joints or planes. For example, repair of a pipe in a wall would require the plane surface of the entire wall to be painted. If a door is repaired, the entire door shall be painted. Paint touchup will be considered as incidental to the work and no additional item or cost will be allowed. Paint other than paint touchup shall be ordered under a task item.

1.8 The contractor shall restore repaired areas to a condition comparable to the original construction or site. Split, crushed or deformed wood elements shall be replaced with new wood. Restore lawn areas with sod immediately after back filling. Items damaged due to Contractor's negligence or operations shall be repaired at no additional cost to the Government.

1.9 General Flag Officer's Quarters have security film on windows.

1.10 Replacement or repair material shall be new. New means recently manufactured, but never used before.

1.11 Hardware and fixtures shall be manufactured items.

1.12 The contractor shall investigate, troubleshoot and repair all ordered work.

1.13 Upon completion of a VQM, the heat shall be turned off during summer months (May - Oct) and left on during winter months with the thermostat set at 12 C. All lights in the Quarters shall be turned off and the Quarters secured at the end of each day.

2.0 Exterior walls

Structurally sound, weather tight, and in a good state of repair. Free of noticeable pitting and corrosion, vegetation and animal life, deteriorated siding and trim, discoloration and graffiti, or other defects that render an unsightly appearance.

3.0 Roofing (including flashing and gravel stops)

Weather tight and free of corrosion and abnormal deterioration of individual components. Replacements for missing pieces preserve the original whole condition of the roof system.

4.0 Gutters, downspouts, and splash blocks

Function as originally designed to effectively channel run-off water away from the structure. Gutters and downspouts properly aligned and secured to the structure. Splash blocks correctly positioned to receive the impact of the drainage water. Gutters and downspouts free of debris or any obstruction.

5.0 Overhangs

In an aesthetically pleasing state of repair with fasciae and soffits properly secured. Bird screens and vents intact and free of corrosion.

6.0 Windows, doors, screens, and shutters

Operate smoothly and properly without binding, sticking, or other defects that would prevent functioning as designed. Weather tight: Caulking, glazing, and weather stripping fully intact. Replacement glass of the same thickness, type, and quality as the original glass. Window screens and screen doors in good working order and free of torn fabric or frame defects to ensure that the screening function is effective. All hardware (such as hinges, locks, strike plates, window operator mechanisms, door closers, springs, and so forth) free of corrosion or other defects that would prevent proper operation as intended.

7.0 Mechanical and Manual Roll-up Doors

Inspected and maintained to provide safe and efficient operation within design capabilities.

8.0 Vent stacks, roof ventilators, and other items that pierce the roof

Function as originally designed. Flashing prevents leaks as originally intended. All metal surfaces free of noticeable pitting and corrosion. Wind driven turbine ventilators free of corrosion or other defects that would prevent their operating as intended.

9.0 Window guards (where required)

Installed in a safe and structurally sound manner.

10.0 Garage/carport concrete floors

In a usable and safe condition, free of cracks that adversely affect structural integrity. Free of cracked, spalled, or broken areas that adversely affect appearance.

11.0 Interior walls

Free of damage, deterioration, cracks, or defective materials. Free of noticeable discoloration or other defects that would render an unsightly appearance.

12.0 Painting

Complete re-painting will normally be performed every 3 years for interior painted surfaces, and every 5 years for external painted surfaces. Complete interior painting of quarters shall only be done on order from the COR with a written approved Delivery Order. Touch-up or partial painting of the interior or exterior is performed as required to properly maintain housing assets. All new work and re-painted areas must be properly prepared and cleaned prior to paint application. Painted surfaces must be smooth, completely covered, and free of brush marks and runs.

13.0 Concrete floors

Safe and usable. Free of cracks that adversely affect the structural integrity of the floor. A pleasing appearance that is free of cracked, spalled, or broken areas.

14.0 Subflooring and related structural members

Safe and usable. Deteriorated subflooring members repaired or replaced to retain the original whole condition of the floor.

15.0 Hardwood and parquet flooring

A glossy finish. Free of damage, deterioration, or buckling, no gaps or large openings at seems and at the wall.

16.0 Vinyl tile

Useable and provides a pleasing appearance that is free of cracked, chipped, torn, and excessively worn material.

17.0 Ceramic tile

Free of loose, damaged, broken, missing, or cracked tiles. All joints properly sealed to provide the intended watertight surface.

18.0 Stairways

Treads, risers, nosings, balustrades, handrails, and other structural members safe and usable. An aesthetically pleasing appearance.

19.0 Ceilings and ceiling framing members

Properly secured. Free of holes, cracks, badly soiled, defaced, or water damaged surfaces, or other defects that result in an unsightly appearance.

20.0 Shades and Venetian blinds

Operate smoothly and properly. Free of damaged slats; deteriorated tapes, cords, hardware, and rails; and torn fabric.

21.0 Interior trim

Smooth. Free of chipped and peeling paint, exposed nails, warps, cracks, rot, and termite damage or other unsightly appearance.

22.0 Built-in cabinets, shelving, countertops, and similar items

Fully usable and have a pleasing appearance. No missing or inoperative hardware. No warped, marred, burned, or damaged areas on countertops.

23.0 Range Hoods and Exhaust Fans

Range Hoods and Exhaust Fans are fully operational: Repair by replacement of kitchen range hood and filters. Repair any damage to the surrounding area caused by the removal and/or reinstallation.

Repair Stove Top Extinguisher System. Stove top extinguishers are located in buildings 511, 512. The extinguisher system is a wet chemical type. A copy of the operation and maintenance manual for this unit is available to the contractor upon request through the Contracting Officer.

Repair or Replace Kitchen or Bathroom Exhaust Fans. Repair includes tightening connections, mountings, lubrication, motor cover and blade replacement. Replace fan if uneconomical to repair (i.e., repair costs are over 50% of replacement costs).

24.0 House accessories

Free of defects and able to perform their designed functions. Accessories include items such as doorstops, mechanical door bells, door knockers, paper holders, soap trays, tumbler holders, towel bars, shower curtain rods, toilet seats, medicine cabinets, venetian blind brackets, curtain rod boards, closet pulley guides, house numbers, dryer vents, smoke detectors, and other similar items.

25.0 Plumbing systems and fixtures

Safe and in good operating condition. Free of leaks and drips. Domestic water lines are maintained from and including the service cut-off box. Waste and sewage lines are maintained to the connection at the sanitary sewer main. Gas lines are maintained up to the cut-off valve at the pressure regulator.

26.0 Plumbing fixtures

Operate properly and drain freely. Free of chips, cracks, or excessive discoloration. Replace all fixtures that cannot be repaired with plumbing fixtures that are of equal quality and function at the current state of the art. All replacement water closets are water-saver type (using approximately 1.6 gallons per flush). Defective shower heads are replaced with water-saver shower heads. Includes sinks, tubs, toilets, basins, lavatories, showers, and so forth.

27.0 Electrical

Maintenance of electrical equipment and the distribution system within each unit begins at the weather head or the building service entrance main distribution box. Electrical equipment, the distribution panel, connections, grounds, outlets, switches, wiring, and lighting fixtures are in a safe and usable condition. Receptacles and breakers with ground fault sensors are capable of properly detecting faults.

28.0 Mechanical Entry Doors, Entry Door Access Key System and Access Gate Arms

Inspected and maintained to provide safe and efficient operation within design capabilities.

29.0 Heating, ventilation, and air conditioning

Inspected and maintained to provide safe and efficient operation within design capabilities. Replacement materials and equipment furnished are of the same grade, quality, and size as the original construction. Filters are replaced at least twice each year with replacement filters of the size and type recommended by the equipment manufacturer. Heating and air-conditioning systems provide room air temperature consistent with Government energy conservation guidelines.

30.0 Internet and Television cabling inside the building to the Main

All cable, fittings, terminal outlets, amplifiers, and other parts, components, and equipment necessary to provide internet and TV reception of very high frequency and ultra-high frequency local broadcasts and internet provide good reception.

31.0 Grass cutting in improved areas

Grass not allowed to exceed 4 inches in height and not cut lower than 2 inches in height. After cutting, grass has a uniform height throughout, free of grass clippings in windows, on walks, drives, concrete pads, outdoor athletic courts, baseball diamonds, or on any adjacent paved or otherwise finished surface. Grass areas close or next to buildings, playgrounds, hydrants, parking lots, manholes, fences, trees, hedges, and shrubs are included in the mowing operations. Trimming within an area is accomplished each time the area is mowed. Trimming includes the cutting back of all grass until even with the edges of all curbs, sidewalks, driveways, walls, fences, guy wires, poles, tree trunks, foundations, garbage pads, or any other objects. After trimming, no grass extends over any paved or similar surfaces, and no evidence of clippings on any finished surfaces. Joints in all paved areas including streets free of vegetation.

32.0 Grass cutting in semi-improved and unimproved areas

Grass not be allowed to exceed 7 inches in height and not cut lower than 2 inches in height. Areas adjacent to obstructions such as buildings, structures, parking lots, poles, trees, ditches, exposed utilities, fences or other obstacles trimmed to the same general height as the open areas. Cuttings not allowed to build up to the extent of possible damage to the undergrowth.

33.0 Trimming/Pruning hedges and shrubs

Hedges and shrubs trimmed or pruned prior to attaining a new growth of 6 or more inches. Shrubs trimmed or pruned to control the plant’s characteristic appearance, form or shape, and manner of growth (i.e., “habit of growth”) rather than artificially shaped (e.g., not left with square or flat tops). Wounds larger than 1 inch in diameter covered with an approved wound dressing. All clippings removed and disposed of at the time of pruning or trimming operations or at the end of each day.

34.0 Weed and brush control

Measures undertaken to control excessive growth of weeds and/or fungi in improved and semi-improved areas. After weed control measures have been applied, no damage to surrounding areas or potential danger to human or animal life are evident. Procedures and herbicides used comply with existing local and Federal regulations. All undesirable trees or bushes that have a ball diameter of 12 inches or less and are within an area to be mowed have been cut and cleared from the area. Trees and bushes, which have been planted for aesthetic reasons or soil conservation measures, are retained.

35.0 Grasses and ground cover

Routine fertilizing, seeding, liming, and top dressing performed as needed to maintain thick, uniform growth and a uniform green color in improved areas. When bare spots become evident, treatment is undertaken to cure the cause, measures are initiated to start or substitute new growth, and the new growth measures continue until the new growth is thick and strong. Suitable fertilizer is applied to the base of trees and shrubs and covered with a mulch of suitable material at routine intervals.

36.0 Watering

Grounds maintenance and care includes the periodic watering of grass areas, shrubs, trees, and other vegetation to maintain growth during hot, dry periods when the prevention of dying vegetation is necessary. When required, watering is done to assist new growth or directly after fertilizing, liming, or seeding.

37.0 Control of plant disease and insect

All infestations of diseases or insects in grassed areas, trees, or shrubbery are treated by applying approved control measures. When required, control measures stop the infestation with a minimal amount of damage to the infected area. Application of control measures do not cause damage to surrounding areas or create any danger to human or animal life. After the infestation is brought under control, steps are taken to return any damaged vegetation to its condition prior to the infestation.

38.0 Leaf collection

Fallen leaves are removed from all improved grassed or paved areas and shrubbery. Removal is performed at intervals that do not allow accumulation of leaves to the extent that the grassed areas underneath could become smothered or damaged. Disposal is in designated areas or off Government property.

39.0 Policing of grounds

Improved and semi-improved areas are policed to ensure the removal of debris such as paper, tree limbs and branches (deadfall), refuse, cans, bottles, and other trash prior to each mowing and routinely during the nongrowing season. Areas policed include grass, sidewalks, streets, parking lots, athletic fields, and all other areas within the housing complex.

40.0 Drainage systems

Drainage structures including swales, ditches, inlets, curb inlets, catch basins, manholes, junction boxes, grills, piping, culverts, and headwalls are free of debris, obstructions, brush, and weeds to facilitate the system functioning as originally designed to effectively channel runoff water away from the housing area. Exposed areas are free of missing or damaged grill, curb inlets, and manhole covers; spalled, broken, or cracked concrete surfaces; cracks or holes in asphalt surfaces; and erosion along swales and ditches.

41.0 Concrete surfaced areas

All concrete surfaced areas such as patios, sidewalks, garbage can pads, or any other areas not receiving vehicular traffic are in a good state of repair so that they are in a structurally sound and safe condition, at the original alignment and elevation, and free of damage, spalls, and major cracks.

42.0 Playgrounds

Playgrounds and their equipment are in a clean, safe, and structurally sound condition. Cyclic preventive maintenance is scheduled and includes regular painting, and lubrication of equipment.

43.0 Mechanical Rooms and Back-up Generators

The contractor shall maintain and operate all mechanical equipment in accordance with prescribed Operational and Maintenance (O&M) Manuals. The contractor shall follow all check lists, listed in the O&M manuals and shall provide copies of the checks completed to the COR at the end of each month. This includes Back-up Generators.

44.0 Signage

The contractor shall be responsible for repair, replacement, updating, maintenance, removal, or adding additional signage as ordered by the COR. Signage will include all signs within the interior and exterior of the entire AFH community. This may include posting notices and temporary signs of pending situations within the housing area (heating, A/C, water or electrical outages).

45.0 Storm Damages

When the all clear is given after a storm the contractor will immediately survey the entire exterior of all AFH facilities and grounds then report all damages and debris caused by the storm to the COR. Any safety or hazardous situations will take priority one work orders to make the situation safe.

46.0 Gas Leaks

Anytime a gas leak or break is detected, the gas shall immediately be shut off, the occupant(s) informed of the situation, notify the fire department, EIB and the leak or break shall be fixed.

47.0 CCTV Systems

The contractor shall be responsible for repair, replacement, updating, maintenance of the CCTV system as ordered by the COR.

48.0 Change of Occupancy Cleaning (COC)

Range (Gas/Electric) Completely Assemble. Clean of all dirt, grease, food and carbonized particles and cleaning residue. Protect floor under the range to prevent damage to floor. Disassemble range to clean. Clean the floor under the range and remove wax and stains. Do not paint range or parts. Range burners may be cleaned using dry coarse steel wool. Ovens may be cleaned using a commercial cleaner, except abrasive type of oven cleaner shall not be used for self or continuous cleaning ovens. Disconnecting, connecting or removing gas ranges from gas lines by the contractor shall be done by only qualified journeymen.

Refrigerators Defrosted with no ice in freezer compartment. Refrigerator plugged in and set at the highest temperature with the door closed. Light bulb is working and clean. Refrigerator coil and motor compartment are clean of all dust, dirt, cobwebs and grease. Interior racks, tracks, crisper, trays, butter compartment, interior and exterior surfaces and door gaskets shall be clean of all dirt, dust, stains, food particles, grease, cleaning residue and mildew. The refrigerator drip pan is clean and reinstalled after cleaning. The floor under the refrigerator is clean and free of wax and stains. Do not use sharp objects to remove ice or frost. Do not use harsh detergents or chemicals such as oven cleaner to clean the refrigerator.

Walls, Ceilings, Interior Doors and Woodwork. Textured ceilings shall be dusted and clean of dust and cob webs. Texture walls shall be cleaned to standard. Ensure areas by protruding corners, light and fan switches, doors, door frames, above and behind refrigerator and range are thoroughly cleaned. Walls and un-textured ceilings shall be clean and free of all marks, stains, grease, food particles and other foreign materials. There shall be no laps or streak marks. Woodwork and interior doors shall be clean and free of all marks, stains, grease, food particles and smudges. No dirt in corners or groves of wood molding.

Kitchen sinks, Dishwashers and Counter-tops. Kitchen sinks and strainers shall be clean of dirt, grease, soap, scouring powder and residue. Faucets, down spout and plated metal shall be clean bright and untarnished. Run water and turn on for 3-5 seconds. Dishwashers shall work and shall be clean inside and out of all dirt, grease, soap, food particles, residue and foreign material. Metal shall be clean and bright. Notify EIB within 2 working hours after discovery, if dishwasher does not work. Run dishwasher through rinse cycle. The contractor shall repair or replace appliances as needed by using a separate task number on the cleaning service order. Countertops shall be clean of all grease, dirt, scouring powder, stains and residue. Counter tops shall have a sheen when viewed across the top.

Bathroom sinks, toilets, bathtubs, showers, showers stalls and accessories. Bathroom sinks shall be free of dirt, grease, soap, scouring powder, residue, stains and have a bright clean sheen. All exposed metal shall be bright and clean. Ceramic tile shall not be waxed. Tile grout lines shall be cleaned using a stiff bristle brush and cleanser. Toilets shall be clean. Toilet bowls shall be disinfected. Showers, Shower Stalls and tubs shall be clean. Ceramic tile (floors and walls) shall be clean, bright with clean grout lines and disinfected. Caulking shall be clean of stains, fungus and mildew.

Lights and fixtures (Interior and Exterior) Lights and fixtures shall be clean of dust, dirt and bugs. All lights will be working. Missing and burned out bulbs shall be replaced (includes incandescent and fluorescent). Wattage of replacement bulbs shall not exceed fixture rating. All glass bowls and other translucent light covers of all light fixtures shall be removed, cleaned and washed inside and out and reinstalled.

Exhaust Fans, Filters and Grills. Kitchen fan blades, support, housing, guard and hood shall be clean of all dirt, grease and food particles. Fan motors shall be "damp wiped" only not washed. Remove, clean and reinstall washable filters. Caution: Ensure that the stove top fire suppression system is disengaged prior to cleaning. Engage the system when cleaning is complete. Use recommended suppression manufacturer's procedures. Ceiling and bathroom fans and grills shall be clean of dirt, grease and residue. Inoperative fans shall be repaired or replaced using a separate task number on the cleaning service order. Washable filters shall be cleaned and replaced.

Basement, Garages, Laundry Rooms, Furnace Rooms, Storage Areas, Balconies, Patio Decks. Pipes, I-beams, electrical conduit, stairs, handrails and floors shall be clean of dust, cob webs, lint and dirt. There shall be no trash such as paper, boxes and bottles. Do not use liquid to clean mechanical and electrical components and systems. Remove all trash. Ensure flammable items are not stored near furnaces. No flammable materials stored within ten (10') of furnaces. Furnace vents shall be free of dust, dirt, lint and film. Laundry sinks and fixtures shall be clean. Laundry dryer vents shall be cleaned to the exit of the building or to the main venting system. Balconies shall be swept, mopped and clean of all cob webs, dust and debris. Abandon items in the storage area shall be disposed of by the contractor. Storage areas shall be free of cob webs, floors shall be swept and mopped.

Cabinets (wood or metal) and Closets. Interior of cabinets and closets shall be empty. Cabinets and closets shall be free of all marks, residue, grease, stains, food particles and dirt inside and out. All shelving paper shall removed. Do not use abrasives or scouring powder. Use care in removing shelving paper to avoid damage to paint and shelving. Natural and wood cabinet doors shall have a sheen from a light coat of furniture polish.

Blinds shall be free of dust, grease, film.

Windows, Window Frames, Skylight and Window Screens. Areas of glass, including skylights shall be free of all smudges, paint, overspray, streaks, dirt, residue and foreign material. NOTE: High Rise buildings shall only have those outside windows cleaned that are accessible to the contractor. Only screens accessible to the contractor shall be removed and cleaned and reinstalled. All interior and exterior surfaces of glass, window, frames and screens shall be cleaned to remove dust, dirt, grease, smudges, paint, overspray and residue. Window screens shall be reinstalled on window framing. Damaged screens shall be repaired or replaced.

Stairways and Stair Landings. Stairs shall be clean of dirt, grease, scuff marks, residue and built up wax.

Floors shall be clean of all dirt, stains, soil and old wax. Floors shall have a uniform finish with not mop or brush marks, light or dark areas. Hard to reach places next to walls and corners shall be free of built up dirt and wax. Floors shall be dry.

Vinyl and Ceramic Floors and base shall be clean of all dirt, soil marks, stains, grease and smudges. There shall be no built up wax. Floors shall be bright and clean with no light or dark areas. Refer to item 5 d) for ceramic floors, except "no-wax" type floors, shall be buffed to a sheen, except ceramic tile. New tile floors shall not be washed for four days after the tile is installed. Other methods of cleaning, such as damp mopping, are permitted.

Exterior doors, carports, storage areas, porches, balconies, patios and decks, steps walks, yards asphalt and concrete. Exterior doors shall be free of smudges, grease and oil. Carports, garages, storage spaces, porches, balconies, patios and decks, steps and walks shall be swept. Pickup and rake the yard(s). Clean snow and ice from walkway, stairs and landings. Any door mats, shovels, rakes, lawnmowers, sprinklers, hoses and hose nozzles in quarters or quarter’s area shall be moved to the storage area. Water shall not be used outside during freezing weather. Carports, storage areas, porches, steps and walls shall be clean of debris, dirt, cob webs and dust. Yards shall be clean of litter, debris, dead leaves and trash. Concrete and asphalt shall be free of oil and grease stains. Walkways, patios, stairs and landings shall be free of mulch washout, overgrown grass, weeds, ice and snow.

Garbage cans shall be sanitized, clean and free of trash garbage and residue.

Fireplaces Free of black soot and swept. Walls shall be cleaned. Hearth and apron clean of soot and dirt. Glass enclosure doors clean.

49.0 Change of Occupancy Painting (COP)

Complete interior is complete. Surface. Clean and chalking completed. No runs or paint edges. No peeling or non-adhesion. Uniform in texture, color and reflection. Dry to the touch. Repairs and patches are finished. Overspray, previous paint, etc., removed from appliances, rubber, glass, electrical fixtures, switch plates, receptacles, covers, screens, hardware and windows. Clean interior window glass. Doors and windows operate freely. Natural, stained and varnished finishes are uniform in color and reflectance. All light bulbs installed and working. Cleanup and restoration completed.

50.0 Change of Occupancy Maintenance (COM)

EXTERIOR

Walls, Caulk all windows and door areas subject to water penetration and replace all damaged or missing caulking and glazing putty. Roofs, Inspect the roof for damage. Report damaged roofs, roofing (including flashing), gable and eave vents and trim on the Daily Contract Inspection Report. Gutters and Downspouts (For single and Duplex Housing units) Repair all gutters and downspouts. Clean all gutters and downspouts on entire building (single and duplex units), if not accomplished within the previous 60 calendar days. Balconies, storage structures and cages, garages, porches, car ports. Balconies, storage structures and cages, garages, porches, car ports. Repair/replace damaged or missing components. Repair or replace screens, screen doors and storm doors (includes all components and hardware). Install screens, storm doors and components were missing. Replace all missing screens. Replace un-repairable screen doors with storm doors. High rise building screen repair and replacement shall require a lift truck for those windows that cannot be accessed from the inside of the apartment. Repair exterior doors (includes all hardware, except keyed locks), doorstops, garage doors, shed doors and basement storage area doors, patio and balcony doors and thresholds. Ensure doors are secure and lockable.(Over 1 exterior door and garage door replacement shall be done by Service Order.) If entry lock set require repair note on Daily Report.

INTERIOR

Walls and Ceilings, Vent and Duct coverings - repair or replace damaged vent and duct coverings. Woodwork - reset nails, fill or plug and finish holes, repair or replace damaged components, touch-up paint from plane to plane. Plaster - repair cracks, holes and lath (include water damage). Touch up paint. Drywall - repair or replace damaged wallboard (includes water damage, protruding fasteners, holes, nail holes, cracks, etc.). Paint entire surface, i.e., entire wall(s) or ceiling(s) that repairs are made on, except when nail holes only are repaired. (Additional painting may be ordered as a task service order.) Touch up paint. Ceramic - repair or replace damaged, cracked or missing wall tile and ceramic fixtures and accessories. Remove and re-grout cracked, missing, deteriorated or damaged grout. Clean fungus, soap and other coatings with ceramic tile manufacturer's recommended cleaner after work is otherwise completed.

Floors Vinyl Tiles - replace damaged floor tiles. Secure loose floor tiles. Remove mastic bleeding through floor tiles and clean up. Wood flooring - replace damaged parquet and block or strip wood floors – re-secure loose blocks and strip floors, fill holes and gouges, reset nails and touch up finish. Ceramic tile - repair or replace damaged, stained, cracked or missing ceramic floor tile. Remove and re-grout cracked, missing or deteriorated grout. Clean fungus or other coatings with ceramic floor tile manufacturer's recommended cleaner after work is completed. Caulking - caulk all bathroom and kitchen floor areas that are susceptible to water penetration. Repair or replace damaged or missing base shoe, cove base and transition strips. Re-secure loose base shoe, cove base and transition strips.

Doors and Windows, Doors and Frames - Repair or replace damaged or missing interior or exterior doors and frames, hardware, thresholds, and louvers. Paint to match existing. Caulking - caulk all door and window areas subject to water penetration and air infiltration and replace all damaged or missing caulking. Replace all broken glass, repair or replace frames and hardware, repair or replace damaged interior and exterior screens and screen components (hardware, fasteners, and other window components). Replace missing screens. All windows and doors must operate as designed. Install missing window locks to include child proof window stops. Weather stripping - replace damaged or missing weather stripping. Hardware - repair or replace damaged or missing hardware items such as keyless locks, hinges, latch sets, reset screws and nails.

Stairs, Repair or replace damaged wooden treads, risers, handrails, brackets and other components; reset loose and provide missing nails, screws and other fasteners. Replace damaged or missing rubber stair treads. Secure loose rubber stair treads Blinds and Traverse Curtain Tracks re-secure loose brackets; repair or replace damaged or missing component parts, hardware and fasteners.

Bathrooms, Bathroom accessories - replace damaged or missing, rusty or corroded bathroom accessories including but not limited to soap dishes, toothbrush holders, shower rods, toilet paper holders, glass or metal shelves, shower doors and mirrors. Re-secure or replace loose or missing fasteners and hardware. Reinstall or replace improperly installed accessories without regard to who installed them. Toilets - repair or replace malfunctioning, leaking or damaged toilets; includes, but is not limited to, tank components and flushing hardware; wax seal; shut-off valves; and cracked, broken and missing tanks and tank tops, etc. Replace damaged or missing toilet seats and seat covers; tighten toilet to floor. Sinks - repair or replace malfunctioning, leaking, cracked or damaged bathroom sinks, vanities and components. Repair or replace damaged countertops. Includes, but not limited to, shut-off valves, stoppers, faucets, and fasteners. Bathtub, shower, or combinations. Repair or replace malfunctioning, leaking, missing or damaged items. These items include, but are not limited to, shut-off valves, stoppers, faucets, diverters, showerheads, and mixing valves, overflow gaskets and shower doors. Medicine cabinets - repair or replace missing, rusty or malfunctioning mirrors trim hardware, shelves, etc; may include complete medicine cabinet replacement. Touch-up paint as needed. Replace missing fasteners and hardware. Re-secure loose fasteners and hardware. Caulking - remove and replace damaged or improperly applied, or, if not existing, provide caulking around sinks, bathtubs and toilets. Replace other existing deteriorated or missing caulking that could allow penetration of water into the building structure.

Kitchens, Sinks - repair or replace malfunctioning, leaking, cracked or damaged kitchen sinks and components. Repair or replace damaged countertops. Includes, but is not limited to, shut-off valves, stoppers, faucets, and fasteners. Countertops - repair loose, broken, cracked, split, etc. countertops. Cabinets - Secure loose kitchen cabinets. Repair or replace cabinet doors, drawers, shelves, shelves under sinks and hardware.

Door Chimes and Door Intercom System. Repair or replace malfunctioning door chimes, intercom systems; replace damaged components (including, but not limited to, transformers).

Smoke, Heat or Combination Detectors. Test and repair or replace malfunctioning smoke, heat or combination alarm and detector. Replace missing components, hardware and fasteners.

Miscellaneous. Cupboards, closets, pantries and miscellaneous cabinets - repair or replace all components including, but not limited to, missing parts, sticking parts, clothes hooks, rollers, and guides. Clean and repair dryer vents. Clean, repair or replace the kitchen range hood, washable filter, and ensure exhaust fan, fan switch and light assembly work properly. Change light bulbs as needed. Clean the inside of the exhaust duct, ensuring the duct is connected at the range hood exhaust fan outlet. Inspect for tears in the duct and replace duct as needed.

Plumbing. Repair or replace all malfunctioning and leaking valves. Valve stems and handles shall only be tightened to normal hand torque. Supply piping - repair or replace all leaking supply piping. Replace all supply runs from a replaced shut-off valve from sinks and toilets. Drain piping - test all drains to ensure they drain properly. Includes toilets, sinks, showers, tubs, washer and floor drains. Repair or replace leaking drain piping. Route out slow running and plugged drains and toilets. Clean out P-traps. Contractor shall route from the drain to the main sewer line in street.

Electrical, Interior and Exterior. Light fixtures - repair or replace light fixtures, including ballasts. Replace missing components. Replace burned out or missing bulbs that meet the fixture rating. Replace missing light lenses and covers. All lights shall be operational. Includes fluorescent lights. Replace burned out or missing tubes with the same wattage and not to exceed ballast rating. Replace rusty light fixtures. Wall switches - repair or replace defective wall switches and components. Replace broken, missing or cracked cover plates. All wall switches shall be operational. Receptacles - repair or replace defective receptacles and components. Replace broken, missing or cracked cover plates. All receptacles shall be tested and if defective, made operational. Repair or replace visible damaged electrical wiring to include receptacle boxes, switches and lights. Repair or replace exhaust fans and timers. Panel and breaker boxes. Repair or replace electrical components to include breakers, fuses, defective wiring, and missing hardware. All connections shall be checked for tightness. Panel and breaker boxes shall be labeled, dated and signed by the contractor inside the box cover. Label each breaker, if not labeled. Label inspection date on the interior of panel door.