getting ready for at your with frank martin and jamal abdul-wali

GETTING READY FORAT YOUR

WITHFRANK MARTIN

AND JAMAL ABDUL-WALI

Presented byFrank Martin, Custodial

Training Specialist

Part 1

You only get one chance to make a first impression!

Mr. Frank Martin,Custodial Training Specialist(301) 562-1737fmartin@emcmgmt.com

What is “Curb Appeal”

ANSWER: It is the very first impression of your property that anyone gets who is visiting for the purpose of leasing, visiting a friend/relative or for service on the site.

Which members of your staff have the most

impact on “curb appeal”?

ANSWER: Property Maintenance Technicians, and in some instances Maintenance Technicians.

Y?

ANSWER: They are the staff members who routinely perform the surface trash removal and debris removal from your site.

How often do you perform surface trash

removal?

ANSWER: At a minimum, Daily, first thing in the morning; 7:00 or 8:00 a.m. What ever is the earliest start time for the staff.

Some properties may do an additional removal in the afternoon, i.e. 3:00 or 4:00 P.M.

How many days a week should you perform

surface trash removal?

ANSWER: It is recommended that a seven (7) day a week regime be established. This minimizes the impact on any given day, i.e. Monday, of having an extraordinary amount of trash on site.

What tools do I use in surface trash removal?

?

Answer: Niffty Nabber, five(5) gallon bucket & leather palm work gloves. Do not use the broom and dust pan or the fifty five (55) gallon rolling trash cans for surface trash removal.

Where can I purchase/find the Niffty Nabber, five (5) gallon bucket and leather palm gloves?

Answer: The Niffty Nabber ($27.45) & leather palm gloves ($2.05) are available from Daycon (800) 394-0019, extension 7014 for Debbie Beals. Replacement tips for the Niffty Nabber are $3.25 each. The five gallon buckets are readily available from your painting contractor (generally free) or Home Depot for $4.00 to $5.00 each. Remember to check with your Regional Property Manager for approval BEFORE purchasing any non-budgeted item.

16001 Trade Zone AvenueUpper Marlboro, MD 20774

 Toll Free: 800.394.0019 Local: 301.218.1000 Fax: 301.218.6000

EMC Policy ManualVolume III, MaintenanceSection E, LandscapePages E-24 & E25“Trashing Procedures”This is available on the EMC Intranet at: http://www.emcnet.biz/SiteForms/Policy%20Manual/Vol%20III%20Section%20E.pdf

Surface trash removal includes the property perimeter, hillsides/natural vegetation areas on the perimeter, etc., all surface areas, i.e., turf, paved areas, etc., window/stair wells, plant material & trees, i.e. bags in trees. Only pick up paper, cans, bottles, etc.; do not pick up any little items, i.e. cigarette butts, bottle caps, etc.

2009 Landscaping Calendar on the EMC Intranet. The calendar can be found at:http://www.emcnet.biz/SiteForms/LandscapeCal-2009.pdf

Answer: Complete number of man-hours used daily in surface trash removal. Check reminders, i.e., “Check/Clean all gutters & downspouts”, “Clean up, define & mulch all beds…”

How often do you perform debris removal?

Answer: Develop a site map dividing the property into section to assist staff in completing the site in a five day cycle. Staff should complete a section daily, spending 1 to 2 hours. The debris removal operation can be carried out in most all weather conditions, including light rain, provide rain gear (available from Daycon). Do not operate in extreme weather conditions, i.e., thunder storms, etc.

What tools and equipment do I use for debris

removal?

Answer: Back pack blower, billy goat, ear and eye

protection, leather palm gloves, broom and flat

shovel. Do not use the broom and dust pan for

debris removal.

Where can I purchase the back pack blower, billy

goat, eye & ear protection?

16001 Trade Zone AvenueUpper Marlboro, MD 20774

 Toll Free: 800.394.0019 Local: 301.218.1000 Fax: 301.218.6000Debbie @ ext 7014

Back Pack Blower - $453.26Billy Goat - $2,732.00 – self propelled

$660.00 –non-self propelledEar Protection - $38.55 (200 pack disposable)Eye Protection - $3.16 (goggles)

Remember to check with your Regional Property Manager for approval BEFORE purchasing any non-budgeted item.

EMC Policy ManualVolume III, MaintenanceSection E, LandscapePages E-24 & E25“Trashing Procedures”This is available on the EMC Intranet at: http://www.emcnet.biz/SiteForms/Policy%20Manual/Vol%20III%20Section%20E.pdf

Debris removal includes all surface areas, i.e., turf, mulch beds, paved areas, etc. Using the site map dividing the property in to sections, remove debris from the turf areas & mulch beds, starting at the buildings and blowing toward the paved area, i.e., parking lots in the designated area for the day. Blow debris into piles for pick up in to dumpster areas as much as possible.

Use the broom & shovel to dispose of debris into dumpsters.If you have a billy goat, use, it as much as possible, to remove the debris from turf & paved areas. It can also be used together with the back pack blower. The absolute key to a clean property is to completely remove all debris in the assigned section, i.e., under wheel stops, expansion joints in concrete & parking lots, etc.

2009 Landscaping Calendar on the EMC Intranet. The calendar can be found at:http://www.emcnet.biz/SiteForms/LandscapeCal-2009.pdf

Answer: Complete number of man-hours, and section of property used daily in debris removal. Check reminders, i.e., “Check/Clean all gutters & downspouts”, “Clean up, define & mulch all beds…”

The 2009 EMC Grounds Maintenance Contract and Fertilization Contract can

be found at:http://www.emcnet.biz/

LandscapingResources.asp#CONTRACT

Answer: A signed contract must be on site; the

Community Manager & Supervisor should be familiar with entire

contents for enforcement with contractor, i.e., number of additional

mulchings for site, leaf removals, etc.

If you have a question, please raise your hand using the hand icon on

your screen. We will un-mute you and you can ask your question

Part IIPreventative Maintenance

With

Jamal Abdul-Wali,Edgewood’s

Total Maintenance Service Training Specialist

Mr. Jamal Abdul-WaliTotal Maintenance Service Training Specialist(301) 562-1731jabdul-wali@emcmgmt.com

Given the state of the economy these days there has never been a time when preventative maintenance is more important. There is less money available in property budgets to replace costly equipment, which if properly maintained and serviced regularly, will perform better, break down less often and will not need to be replaced to fequently.

Today’s presentation will focus on two key tools to Preventative Maintenance:

•OneSite•Edgewood’s Preventative Maintenance Manual

OneSite To access the Maintenance Section of OneSite follow these steps:•Go to administration tab•View settings•Recurring requests•New•Buildings•Service category (Preventive Maintenance)•Item (service maintenance)•Set priority (other)•Service comment•Frequency•Start date•End date

Edgewood’s Preventative Maintenance Manual can be found on EMC’s Intranet at the following location: http://www.emcnet.biz/SiteForms/preventivemaintenancemanual.pdf

The Preventative Maintenance Manual is broken into 3 sections:

1.Gives definitions of important terms used throughout the “Manual” plus a detailed description of the basic parts of the program.

2.Explains how the program works at your particular site and describes the various responsibilities of personnel for the performance and management of preventative maintenance activities.

3. Lists the unique features of your particular site, including grounds, structures and equipment and the minimum preventative maintenance activity required to maintain the property as a viable asset.

For the purposes of this presentation we will be focusing on Section III of the Preventative Maintenance Manual.

Section III contains:•The Master Inventory List•Preventative Maintenance Task List

MASTER INVENTORY LIST Garden Mid/High

Rise PM01 HVAC Units III-4 III-24 PM02 Water Heaters III-5III-25 PM03 Laundry Room Water Heaters I II-6 III-26 PM04 Shop HVAC Units III-7 III-27 PM05 Pool Equipment III-8 III-28 PM06 Building Interiors III-9 III-29 & 30 PM07 Building Exteriors and Roofs III-10III-31 PM08 Grounds III-11 III-32 PM09 Grounds Equipment III-12 III-33 PM10 Commercial Area Air Handlers III-13III-34 PM11 Roof Top Exhaust Fans III-14III-35 PM12 Compactor and Motor III-15III-36 PM13 Domestic Water Heaters III-16III-37 PM14 Main Circulating Pumps III-17III-38 PM15 Domestic Hot Water Circulating Pumps III-18III-39 PM16 Sump Pumps III-19 III-40 PM17 Sewage Ejector Pumps III-20III-41 PM18 Building Heaters (through the wall) III-21III-42 PM19 Apartment Interiors III-22 III-43 NOTE: The corresponding "Preventive Maintenance Tasks List" associated with each PM listed above, is located in the following pages of this Manual. Match the page noted above beside the PM, according to your property type, to the appropriate Recurring Work Order.

PREVENTIVE MAINTENANCE TASK LIST PM01 HVAC Units PERFORM THE FOLLOWING TASKS COMPLETED

Yes No Weekly 1. Observe all safety precautions while performing all tasks ( ) ( ) 2. Clean evaporator coils ( ) ( ) 3. Clean air intake ( ) ( ) 4. Change filter ( ) ( ) 5. Check condition of gas pipes and valves ( ) ( ) 6. Check condition and operation of gas regulator ( ) ( ) 7. Inspect and clean burners and heat exchange ( ) ( ) 8. Check blower motor for noise and vibration ( ) ( ) 9. Clean motor vents and HVAC unit enclosure (furnace room/closet) ( ) ( ) 10. Check condensate drain pan for proper drainage; clean as needed ( ) ( ) 11. Check flexible duct connectors ( ) ( ) 12. Secure any loose guards or access panels ( ) ( ) 13. Check condition of flue ( ) ( ) 14. Check condition, operation and setting of pilot light ( ) ( ) 15. Check condition of electrical hardware and connections ( ) ( ) 16. Check condition and operation of thermostat ( ) ( ) 17. Clean condenser fan motor; insure that the grease ports are free of dust and debris ( ) ( ) 18. Clean condenser air intake ( ) ( ) 19. Check condition of refrigerant piping and installation ( ) ( ) 20. Check operation of condenser unit ( ) ( ) 21. Replace fluid master seals , as needed (Oct., Nov., Dec.) ( ) ( )  STAFF SIGNATURE_____________________________ DATE__________________________________________

If you have a question, please raise your hand using the hand icon on

your screen. We will un-mute you and you can ask your question