Asset, Maintenance and Management Plan - San Francisco Housing

SAN FRANCISCO HOUSING AUTHORITY ASSET MANAGEMENT MAINTENANCE PLAN

San Francisco, September 2013 Updated January 2014

TABLE OF CONTENTS

PART I

MAINTENANCE POLICY …………………………….…….…………………….….…….….…………………….4

MAINTENANCE STRUCTURE ……………………….…………………………………………………………….….….6

MAINTENANCE PROCEDURES ………………………….…………………….…….……………………………..…….8

PART II

Asset Management Maintenance Plans

CAL 1-3: Sunnydale ................................................................................................................................................... 17

CAL 1-9: Westbrook ................................................................................................................................................... 27

CAL 1-17 (A): Hunters Point ..................................................................................................................................... 36

CAL 1-18 (4): Alice Griffith ....................................................................................................................................... 45

CAL 1-1: Holly Courts ............................................................................................................................................... 54

CAL 1-2: Potrero Terrace ........................................................................................................................................... 71

CAL 1-8: Westside Courts........................................................................................................................................... 80

CAL 1-10: Potrero Annex .......................................................................................................................................... 89

CAL 1-18 (3): Hunters View ...................................................................................................................................... 98

CAL 1-43: Robert Pitts Apartments .......................................................................................................................... 107

CAL 1-15: Ping Yuen ................................................................................................................................................ 118

CAL 1-36: 227 Bay .................................................................................................................................................. 129

CAL 1-18(6): Ping Yuen North ................................................................................................................................. 140

CAL 1-19 (1): 990 Pacific ......................................................................................................................................... 150

CAL 1-23: 1880 Pine ................................................................................................................................................ 161

CAL 1-18 (10): Woodside Gardens .......................................................................................................................... 182

CAL 1-21: Clementina Towers ................................................................................................................................ 193

CAL 1-35: 2698 California ........................................................................................................................................ 204

CAL 1-18 (1): John F. Kennedy Towers ................................................................................................................... 214

CAL 1-18 (13): Mission Dolores ............................................................................................................................... 236

CAL 1-27: 350 Ellis .................................................................................................................................................. 247

CAL 1-28: 666 Ellis .................................................................................................................................................. 257

CAL 1-20: 3850 18th Street ...................................................................................................................................... 268

CAL 1-30: 101-103 Lundy’s Lane ............................................................................................................................ 278

CAL 1-19 (2): 1750 McAllister ................................................................................................................................ 286

CAL 1-34: 200 Randolph .......................................................................................................................................... 296

CAL 1-34: 4101 Noriega ........................................................................................................................................... 304

CAL 1-35: 2206-2268 Great Highway ...................................................................................................................... 312

CAL 1-31: 25 Sanchez .............................................................................................................................................. 321

CAL 1-37: 491 31st Avenue ...................................................................................................................................... 331

CAL 1-29: 345 Arguello ............................................................................................................................................ 341

CAL 1-30A: 462 Duboce........................................................................................................................................... 351

CAL 1-39: 939 Eddy Street ...................................................................................................................................... 362

CAL 1-39 B: 951 Eddy Street .................................................................................................................................. 372

CAL 1-41: 430 Turk St. ............................................................................................................................................ 382

ATTACHMENTS

Attachment 1: Job Descriptions

Attachment 2: Fee for Service Form and Instructions and

Supporting Line Item Narrative for Central Office Cost Center

Attachment 3: San Francisco Housing Authority Bed Bug Policy

Attachment 4: Fleet Management Policy and Procedures Manual

Attachment 5: Code of Safe Work Practices

Attachment 6: Maintenance Backlog Reduction Plan

Attachment 7: Plan to address the non-performing AMPs

Attachment 8: Fiscal Year 2014 Operating Budget

Part 1

SAN FRANCISCO HOUSING AUTHORITY MAINTENANCE PLAN

Page 1 of 508

Maintenance Policy It is the policy of the San Francisco Housing Authority (SFHA) to provide maintenance

(the application of resources of labor, time, equipment and capital) to best meet the physical

needs of the properties and service the needs of residents in a manner that is consistent with

the short and long term goals of SFHA. This Maintenance Plan provides procedures for

the effective performance of maintenance operation functions:

1. A Planned Maintenance Program by Asset Management Project.

2. A timely response by Maintenance Staff to emergencies.

3. A work order system organized by type of work.

4. A minimal backlog of maintenance work orders.

5. A Maintenance Staff appropriately utilized, trained, staffed and supervised.

6. A program for repairing and returning vacant units to occupancy within an acceptable

time frame.

7. A routine Maintenance Program.

8. Cyclical painting of all units.

9. Regular servicing of mechanical systems.

10. Supervision of maintenance work carried out by private contractors.

11. Unit inspections carried out annually for occupied units as well as upon move-in and

move-out.

12. Grounds maintenance.

Priorities have been established to address urgent requirements while also providing

systematic maintenance to keep SFHA’s physical facilities in a good state of repair, extend

their useful life, and lower operating and upkeep costs. The Maintenance Program also

enhances resident satisfaction and encourages resident cooperation. Maintenance work

shall be performed according to the following priorities:

1. Emergency – Life threatening, or extreme property damage 3-24 hours (stop

sewage overflow in unit, repair gas leak, secure unit damaged by fire)

2. Urgent – 24-72 hours (repair electrical short, replace inoperable water heater, repair

leaks)

3. Routine – 14 days (repair inoperative light switch, replace cracked toilet seat)

4. Unit Turnover – 30 days

5. Preventive maintenance/deferred/cycle – 6 months (replace rotted gutters and

missing downspouts, paint interiors.

6. Extraordinary/capital projects – 1 year (replace roof, resurface parking lot,

rehabilitate fire damaged building).

Page 2 of 508

Maintenance Structure

SFHA utilizes a maintenance structure with site-based Maintenance Mechanics,

Maintenance Generalists, Centralized Specialized Craft workers and Maintenance

Contracts. (See Attachment 1 for Job Descriptions)

Maintenance Mechanics are site based to provide general, on-site maintenance and repairs

in the most cost effective and efficient manner possible for each AMP. This position

performs such tasks as; repairing faucet washers, shower heads, towel racks, toilet seat,

toilet paper holders and shower rods and clearing clogged p-traps, toilet backed ups, drains

and soil lines; replacing incandescent, fluorescent or LED bulbs – interior and exterior,

fuses, switch and outlet face plates, 110 light fixtures , outlets and switches; resetting circuit

breakers; plugging in stoves and refrigerators; replacing smoke and carbon monoxide back

up batteries and hard wired detectors where connections exist, range hood fans and filters;

hanging doors and replacing/repairing door and window hardware, repairing cabinets and

handrails; repairing/cleaning gutters and downspouts; replacing floor tiles and repairing

carpet; patching plaster walls and ceilings, boarding-up units, replacing window shades,

repairing mail boxes, assisting with resident lock outs, performing touch-up painting after

work in an area; spot painting metal surfaces for corrosion control, abating graffiti,

eradicating mold and mildew.

Maintenance Generalists I and II are site-based for janitorial and grounds-keeping tasks.

They perform the following functions under the direction of property managers:

Maintenance Generalist I – entry level position that ensures Authority buildings and

facilities provide the highest level of safety and cleanliness for the public and staff use.

Perform semi-skilled facilities and equipment maintenance tasks including custodial work,

building clean-up and assisting specialized trades workers.

Maintenance Generalist II – journey level position that ensures that Authority buildings

and facilities provide the highest level of safety and cleanliness for public and staff use.

Performs semi-skilled facilities and equipment maintenance tasks including custodial

work, grounds care, assisting specialized craft workers and duties requiring the use of

power tools and other motorized equipment.

Specialized Craft Workers (plumbers, steam fitters, electricians, carpenters, painters and

floor layers are centralized. They are supervised and dispatched to individual properties as

needed and for preventive maintenance by their respective foremen. SFHA’s new PHA

Partner Work Order system automates the process of work order entry, dispatch

(assignments), progress, completion, inspections and close-out. This system enables

property managers, foremen and public housing operations management to monitor

progress with maintenance work orders. Specialized Craft Workers perform emergency,

routine, vacant unit, UPCS and preventive maintenance work orders.

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These craft workers provide centralized maintenance services under a fee-for service

arrangement, with reasonable costs .In compliance with the “Changes in Financial

Management and Reporting Requirements for Public Housing Agencies under the New

Operating Fund Rule” (24 CFR Part 990) the SFHA determined the following:

Fee for Service Rates

See attachment 2 for Instructions and Form to process the Fee for Service activities.

Maintenance Contracts are procured for emergency, routine and preventive maintenance

work that is beyond the scope of Authority Specialized Craft workers. Oversight of these

contracts is managed by Property Managers to verify completion of work and costs with

oversight by Area Managers and Directors. Maintenance Contracts are also used for

regular inspections, testing and repair of fire alarm systems, emergency generators and

elevators.

Labor Type Regular Rate OT Rate DT Rate

Painter 67.88$ 101.82$ 135.76$

Laborer 42.93$ 64.40$ 85.86$

Glazier 57.81$ 86.72$ 115.62$

Carpenter 66.62$ 99.93$ 133.24$

Electrician 81.06$ 121.59$ 162.12$

Plumber 70.79$ 106.19$ 141.58$

Steamfitter 70.79$ 106.19$ 141.58$

Tile Layer 70.50$ 105.75$ 141.00$

FEE FORE SERVICE RATES

Page 4 of 508

Maintenance Procedures

Property Management staff enter new work order requests and review all work orders on

hand at the beginning of each workday to evaluate and prioritize them for completion in

the order described above. As new requests are called in, re-scheduling of the day’s

workload may be required to work within the established priorities.

Maintenance Work Order Process

Priorities have been established to address urgent requirements while also providing

systematic maintenance to keep SFHA’s physical facilities in a good state of repair, extend

their useful life, and lower operating and upkeep costs. The Maintenance Program also

enhances resident satisfaction and encourages resident cooperation. Maintenance work

shall be performed according to the following priorities:

Page 5 of 508

1. Emergency – Life threatening, or extreme property damage 3-24 hours (stop

sewage overflow in unit, repair gas leak, secure unit damaged by fire)

2. Urgent –24-72 hours (repair electrical short, replace inoperable water heater,

repair leaks)

3. Routine – 14days (repair inoperative light switch, replace cracked toilet seat)

4. Unit Turnover – 30 days




rehabilitate fire damaged building).

1. Emergency Work Orders (3-24 hours)

Work that if not repaired promptly could cause injury, loss of life, threatens health,

or cause serious property damage. Included under this priority are: broken gas

lines or leaks, fires, loss of power, broken water lines, exposed electrical lines, loos

ceilings, no heat (when outside temperature is less than 40 degrees F), broken door

locks, or other conditions that might cause harm to the resident or others or damage

to property. Emergency will be accomplished immediately or within 3-24 hours.

Residents have been instructed to call the City’s 311 Call Center for emergency

work orders. The Call Center contacts the Authority’s designated Duty Officer who

is available 24 hours a day, seven days a week or either of the two back up Duty

Officers. Electricians, plumbers, steam fitters, carpenters, glaziers and painters are

on-call to be dispatched by the Duty Officer and respond to any emergencies in

their respective trade areas. The Authority has an Interagency Agreement with the

Public Utilities Commission to respond to any high voltage wire emergencies at our

properties.

2. Urgent Work Orders (24-72 hours)

Is defined as any abnormal condition and/or situation that does not require any

immediate corrective action, but will require corrective action to be taken within

24-72 hours like electrical short, inoperable water heater, non-flooding leaks

3. Routine Work Orders (14 days)

Work items initiated as a result of resident or SFHA requests, and are not

emergencies. These may include items that create an inconvenience for residents

but are not life threatening nor will they cause serious property damage. They may

include sink or toilet stoppage, refrigerator not running, inoperative light switch,

cracked toilet seat. Routine maintenance is to be performed within 14 days.

4. Unit Preparation Work Orders - Vacant Unit Turnover (30 days)

Page 6 of 508

On the day a resident vacates a unit, the Property Manager or designee secures the

unit and schedules a move out inspection with the resident. If the resident cannot

be contacted, the inspection will be completed on the Move-in/Move-out Inspection

form and placed in the tenant file. The Property Manager notes all items which

must be repaired. Units that are vacated by residents shall be secured by 24 hours

and cleaned out within seven days. For units requiring cleaning, painting and minor

plumbing, electrical and carpentry work, work orders prepared and distributed to

the appropriate Maintenance staff. Units requiring replacement of cabinets, doors,

flooring, plumbing and light fixtures as well as cleaning and painting are designated

as Mod units and rehabilitated with available modernization funding. The complete

unit turn over should be done in 30 days.

5. Preventive Maintenance/ Deferred/ Cycle Work Orders (6-12 months)

Preventive maintenance work orders are those automatically generated to assure

completion of all necessary dwelling unit and systems scheduled maintenance.

SFHA’s Property Manager together with the Maintenance Mechanics perform

annual preventive maintenance on the roof systems, exhaust fan/ventilation

systems, trash chute systems, boiler systems, sewer rooting, furnace/heater service

and filter replacement, backflow systems and exit/emergency lighting systems.

SFHA contracts out preventive maintenance for elevators, wheelchair lifts,

emergency generators, fire alarm systems, sprinklers, standpipes and solar systems.

Elevators: Monthly Emergency Fire Recall Test Logs should be available in the

elevator machine rooms. These logs need to be maintained on a monthly basis and

posted in the corresponding elevator machine rooms to comply with code

requirements. Operating permits must kept current and be posted to comply with

code requirements.

6. Extraordinary/capital projects (1 year)

This is work that is planned and implemented based on specific issues at different

properties and strategies to address the issues. Special projects are discussed as

part of the maintenance plans for each AMP.

Scheduled Uniform Physical Condition Standards (UPCS) Inspection Work Orders

HUD implemented the uniform physical condition standards (UPCS) to achieve three objectives:

- Consistency in physical condition standards for

HUD housing

- Standardization of the inspection

- Implementation of an electronically-based inspection system

• PHAs must certify that 100% of units and systems have been inspected to UPCS.

• Inspections must be scheduled and conducted for each dwelling unit within a 12

month period.

Page 7 of 508

• The manager must address deficiencies identified in the inspections:

- A condition that poses an immediate threat to the health or safety of the tenant,

or structural integrity of the unit or building, constitutes an emergency and must

be immediately remedied.

- All deficiencies should be corrected within the twenty-five day PHAS standard

established by HUD.

• If the family is not maintaining the unit in a clean, safe or sanitary condition, these

conditions should be noted on an inspection form and the resident should be

notified in writing of the corrective action to be taken, including the date of a

subsequent inspection.

• If it is determined that the resident does not have the physical or mental capacity

to maintain the unit without some form of outside assistance, the manager should

make a referral to the appropriate social service agency.

• The information gathered from the annual inspection may be routed into three

places:

- Maintenance Work Orders

- Inventory Control System

- Physical Needs Assessment

Painting

The purpose of painting is to preserve structure and equipment from premature deterioration and

maintain them in appealing condition. Paint maintenance should result in substantial savings and

a pleasant environment.

Inspections will be conducted by in-house Inspectors and Property Managers as follows:

Conduct visual assessments for deteriorating paint and the failure of any lead hazard

reduction measures at unit turnover and every 12 months.

Address deteriorated paint through paint stabilization.

Repair enclosures or encapsulations.

Perform other lead hazard reductions, as necessary.

If the initial reduction activity required the treatment of soil, identify and treat bare soil.

Provide a notice of lead hazard reduction activity.

Provide a written notice in the language of the occupant, to the extent feasible, to

occupants asking them to report deteriorated paint or failed encapsulation or enclosure.

Include the contact name, address, and telephone number. CPD recommends that the

notice be provided every 12 months or at unit turnover.

Page 8 of 508

The SFHA is committed to controlling lead-based paint hazards in all its dwellings; especially

family dwellings constructed prior 1978. If any hazards are suspected, the Authority will develop

a plan to abate the hazard. Suspicion of hazards should be deemed if ANY of the following are

noticed or there exists an awareness of (but not limited to)

1. Was the structure or unit constructed prior to 1978?

2. Is there a child under the age of six residing in the unit?

3. Will the work to be performed generate higher than low levels of dust?

4. Is the surface and paint in poor condition? Or greater than 2 square feet?

The Technical Services Supervisor shall be directed by the “Work Lead Safe” methodology to

“Work Smart, Work Clean and Work Wet”. Technical Services Supervisor will have the authority

to ensure that properly trained and certified personnel perform these tasks through the available

control plan.

Extermination

The SFHA will make all efforts to provide a healthy and pest-free environment for its residents.

The Authority will determine which, if any, pests infest its properties and will then provide the

best possible treatment for the eradication of those pests.

The SFHA determined that contracting out these services is the most efficient and cost-effective

way of delivering the treatments.

The extermination plan will begin with an analysis of the current condition at each property. The

Property Managers shall make sure that an adequate schedule for treatment is developed to address

any existing infestation. The schedule will include frequency and locations of treatment. Different

schedules may be required for each property.

Resident cooperation with the extermination plan is essential. All apartments in a building must

be treated for the plan to be effective. Residents will be given information about the extermination

program at the time of move-in. All residents will be informed at least one week and again twenty-

four hours before treatment. The notification will be in writing and will include instructions that

describe how to prepare the unit for treatment. If necessary, the instructions shall be bi-lingual to

properly notify the resident population. In addition, vacated units are exterminated, as needed,

during the make-ready process. SFHA follows the San Francisco Department of the Environment

Integrated Pest Management (IPM) program which provides guidance and resources on safe ways

to control and eliminate pests. It emphasizes the use of physical barriers, timely maintenance and

control to minimize the use of pesticides to the greatest possible degree.

Bed Bugs

Bed bugs are a growing national problem, and as a result, the SFHA created a policy for the Public

Housing program. The purpose of this policy is to set forth the roles and responsibilities of all

parties (SFHA, and Tenant) in minimizing the potential for bed bugs. The policy will also provide

guidance in cases where bed bugs are present in order to eliminate them as quickly as possible.

(See Attachment 3: San Francisco Housing Authority Bed Bug Policy)

Page 9 of 508

Ground and Janitorial Standards

The SFHA will prepare a routine maintenance schedule for the maintenance of the landscaping

and grounds of its properties that will ensure their continuing attractiveness and marketability.

Routine grounds maintenance includes numerous activities:

1. Litter control

2. Lawn care

3. Maintenance of driveways, sidewalks and parking lots

4. Care of flower and shrubbery beds and trees

5. Maintenance of playgrounds, benches and fences

The Property Manager shall be responsible for the development of a routine maintenance schedule

that shall include:

1. A clearly articulated standard of appearance for the grounds that acknowledges but

is not limited to HUD and local code standards;

2. A list of tasks that are required to maintain that standard and the frequency with

which the tasks must be performed;

3. The equipment, materials, and supplies required to perform the tasks and a schedule

for their procurement; and

Building Exteriors and Interior Common Areas

The appearance of the outside of Authority buildings as well as their interior common areas is

important to their marketability. Therefore, the SFHA has established a routine maintenance

schedule to ensure that they are always maintained in good condition. The components to be

maintained include:

1. Lobbies

2. Hallways and stairwells

3. Public restrooms

4. Lighting fixtures

5. Common rooms and community spaces

6. Exterior walkways and hand rails

7. Concrete sidewalks and walkways repairs

8. Building walls

9. Windows

The Property Manager is responsible for the development of a routine maintenance schedule for

building exterior and interior common areas. The schedule shall be based on the following:

1. A clearly articulated standard of appearance for the building

2. A list of tasks required to maintain that standard

3. The frequency with which the tasks must be performed

4. A list of materials, equipment and supplies required to perform the tasks.

Page 10 of 508

Trash Collection

SFHA provides for trash collection to maintain the developments in sanitary conditions with

required tenant cooperation. SFHA has all debris/trash removed from the properties. SFHA has

recently embarked on a collaborative effort with Recology, trash contractor for the City and

County of San Francisco, that will increase recycling, composting and reduce the volume of trash

at our properties. These changes will also reduce trash collection costs. Changes have already

been implemented at Sunnydale/Velasco, 18th Street and Noe.

Vehicle/Equipment Maintenance

The SFHA will protect the investment it has made in vehicles and other motorized equipment by

putting in place a comprehensive maintenance program. The vehicles and equipment to be covered

include (but not limited to):

Cars, trucks and vans

Leaf blowers

Weed cutters

Lawn Mowers

Chain saws

Power tools

The Property Manager is responsible for the development of this plan which shall contain

components for minimal routine service as well as servicing for seasonal use. Serviceable

components for each vehicle or piece of motorized equipment will be listed in the plan along with

the type and frequency of service required.

The SFHA through its Human Resources Department shall also maintain a system to ensure that

any employee that operates a vehicle or piece of motorized equipment has the required license or

certification. (See Attachment 4: Fleet Management Policy and Procedures Manual)

Page 11 of 508

Maintenance Work Order System

Reporting and tracking

Regular reports include:

WO number

Call Status

Service type

Service description

Priority level

Unit number

Address

Resident name

Date entered

Date completed

Days to complete

Craft worker

Wage rate

Hours to complete

Page 12 of 508

Job Descriptions

Under Attachment 1

Work Rules and Quality Standards

The Maintenance Supervisor should, from time to time, inspect a small sample of

completed work orders to check work quality and talk to the resident about the service

he/she received. Provide the resident with 48-hours’ notice of the intent to enter the unit.

Staff shall comply with the following standards:

A. Services must reasonably be completed with professional competence.

B. Exercise due professional care in the performance of services.

C. Adequately plan and supervise the performance of services.

Competence to perform professional services involves both the technical qualifications of

the staff and the ability to supervise and evaluate the quality of the work performed.

Competence relates both to knowledge of the profession's standards, techniques and the

technical subject matter involved, and to the capability to exercise sound judgment in

applying such knowledge in the performance of professional services.

Staff may have the knowledge required to complete the services in accordance with

professional standards prior to performance. In some cases, however, additional training

may be necessary to reach the quality standards. This does not ordinarily represent a lack

of competence, but rather is a normal part of the performance of services.

Training

SFHA will ensure that their maintenance employees have appropriate training to

competently and safely complete the tasks expected of them by providing ongoing

training to match duties performed; training will be available to improve employees’

technical skills and meet their individual training needs.

Training is also necessary for job safety. The Occupational Safety and Health

Administration (OSHA) requires safety-related training. Maintenance employees exposed

to hazardous chemicals, for instance, must receive training; including information on

methods of detecting the hazardous chemicals and measures they can take to protect

themselves from the hazards.

Suggested training subjects may include (but not limited to)

1. Safety Procedures

2. Blood-Borne Pathogens

3. Lead Based Paint

4. Health and Safety Standards

Page 13 of 508

5. Trade specific skills updates

6. Building Code updates/UPCS standards

The Property Manager is responsible for developing a training agenda/curriculum for the

departmental staff and working with the Human Resources Department staff to identify the

means of delivering of the training.

Safety

Occupational Safety and Health Administration (OSHA) regulations regarding protection

of the individual shall be followed as part of all maintenance work.

The observation of the following safety recommendations will go a long way toward

preventing common accidents.

Develop, supervise, implement, and enforce training programs to improve the skill,

awareness, and competency of all employees in the field.

Make sure training includes on-the-job instruction to employees prior to their job

assignment about hazards such as:

• Safe use of powered materials-handling equipment such as forklifts, backhoes, etc.

• Safe use of machine tool operations

• Use of toxic materials

• Operation of utility systems

The following applies to all tools and equipment used in maintenance works:

• Tools and equipment should be in safe and serviceable condition and inspected

periodically.

• Equipment with moving parts should be operated with guards in place.

• Equipment should not be repaired while it is in operation.

• Electrical equipment and extension cords should be equipped with a ground-faun

interrupter.

Maintain all records required by OSHA (OSHA 200 logs and safety training, for

example), and ensure that all employees are properly trained in the OSHA Hazard

Communication Standard.

• Material Safety Data Sheets (MSDSs) should be kept current. (A typical Material

Safety Data Sheet (MSDS) is a product summary prepared by the product's

manufacturer. It describes the material and lists the manufacturer's identity, location,

and phone number so that anyone needing more information can call. . The MSDS

will inform interested individuals if the product poses a serious health hazard and

whether there are any special precautions that should be taken in the use of the

product. The MSD5s should be collected for maintenance materials kept in stock by

Page 14 of 508

the HA and used during repair and replacement work. The MSDS sheets should be

kept current. Request a new MSDS with each shipment of material from the

manufacturer.)

• A written Hazard Communication Program shall be both developed and available to

employees and management.

• Materials should be properly labeled,

• A list of hazardous chemicals used should be provided,

• Segregate materials by kind and size and store neatly.

• Place warning signs in daylight and red lights at night on and around materials stored

in walkways, driveways, or streets, such stored materials should not hinder traffic,

• Cover and protect materials against damage from the weather, theft, and vandalism.

The SFHA developed Codes of Safe Practices (See Attachment 5) as part of the training

and awareness of the employees.

PERSONAL PROTECTIVE EQUIPMENT (PPE)

• Communicate the PPE selection decision to each at-risk employee.

• Provide training to each employee who is required to use PPE on the job. Each

affected employee must be trained to know at least the following:

– When PPE is necessary.

– How to put on, take off, adjust, and wear PPE.

– Limitations of PPE.

– Proper care, maintenance, useful life, and disposal of PPE.

• Make sure, before an employee is allowed to perform work requiring the use of PPE

that the employee can:

– Demonstrate an understanding of the training specified above; and

– Demonstrate the ability to use PPE properly.

Page 15 of 508

Part II

Asset Management Project Maintenance Plans

Page 16 of 508

AREA 1

AMP #968

Sunnydale / Velasco

San Francisco

Housing Authority

Page 17 of 508

CAL 1-3: Sunnydale

EIOP:

Development type: Townhouse

Occupancy type: Family

Number of units: 767

Family: 767

Elderly: 0

Bedroom Distribution: One bedroom: 71

Two bedroom: 531

Three bedroom: 150

Four bedroom: 15

Number of buildings: 91

Structure type: Concrete

Year constructed: 1940

Site Description

The Sunnydale housing development is located at 1654 Sunnydale Avenue. The development

consists of six different building types totaling 91 buildings. The overall site is organized by five

main streets defining six blocks.

The landscaping consists of grass lawns with play areas. The site is not irrigated except for the

front of the administration building. Thirteen asphalt parking lots are scattered throughout the site

for off-street parking.

Building Envelope and Public Spaces Description

The buildings at Sunnydale are painted concrete-masonry construction with furred-out walls on

the interior. Exterior windows are single-pane metal, while the doors are a mixture of metal and

wood. The gabled roofs of the two-story buildings are sheathed with clay tile shingles. All units

have an exterior entrance. An administration building with community center, childcare, and police

department is located at the corner of Sunnydale Avenue and Santos Street.

Mechanical and Electrical Systems Description

Units are heated by force-air gas furnaces that only serve the ground floor. Hot water heaters and

circuit breaker panels are located in each unit. A washing machine connection was observed;

however, no dryer connections were found.

Unit Interiors

Interior finishes consist of gypsum wallboard walls, and a mixture of unfinished ceilings and

gypsum wallboard ceilings. The flooring in the units is resilient tile. Asbestos tile was observed in

some of the residences.

CAL 1-18 (7): Velasco

Page 18 of 508

EIOP: 1962

Development Type: Walk Up

Occupancy Type: Senior

Number of units: 18

Family: 0

Elderly: 18

Bedroom

Distribution: Studio: 5

1 Bedroom: 8

2 Bedroom: 5

Site Area: 0.71 Acres

Density: 25.4 Units per Acre

Structure Type: Wood Frame



Site Description: Hayes Valley (Velasco) occupies a site, rectangular in shape, located on Velasco

Avenue. There are two two-story, rectangular buildings on the site. Building A1B is twice as long

as Building A1A and they are both connected to each other via the roof system and exterior

walkways. There are a combination of studio, one and two bedroom units.

All apartments have exterior entry doors. Landscaping over the generally flat site is limited to

small grass areas and planters.


Both buildings are wood framed with an EIFS/plaster finish. The windows are aluminum and the

doors are metal. The roofs are pitch and covered with asphalt shingles. Dwelling units are accessed

along exterior walkways and stairs. This site does not have public spaces.

Mechanical and Electrical Systems Description: All units are heated by a hydronic radiation

system, with hot water provided by one boiler. The same boiler provides domestic hot water to

both buildings. Electrical panels in the units are circuit breaker type.

Unit Interiors: Interior finishes consist of painted gypsum wallboard walls and ceilings. The floor

coverings are resilient tile.

Sunnydale/Velasco Summary of Issues

The developments have significant physical problems, obsolescence, chronic design flaws, large

open spaces that are costly to maintain and difficult to secure, and high turnover. Vacancy,

turnover and tenant account receivables are high. Some units still have vinyl asbestos tile that

eventually needs to be replaced or encapsulated. Boiler and boiler room equipment are at the end

of their life cycle and need replacement. The power wiring should be replaced. The galvanized

hot and cold water distribution lines are corroded and should be replaced. The sanitary lines need

to be replaced. The windows need to be replaced. The density of this site is far below the level

appropriate for the surrounding community, providing an opportunity for building replacement

public housing in a new mixed income development.

Page 19 of 508

Strategies to Address Issues

SFHA issued a request for qualifications to rebuild the Sunnydale/Velasco contiguous public

housing sites with additional affordable rental, first-time homebuyer and market rate housing.

Developer partners were selected and in collaboration with the City and development plans are

being prepared while potential funding sources are being identified. Until a redevelopment plan

is in place and funding has been identified, the Authority will maintain the property, provide life

safety improvements, implement some cost effective energy conservation measures, and do

modernization work in accordance with the most recent CFP Annual and Five year Plans with

limited available funding so that the housing remains safe, operational and not a financial drain on

the Authority.

The Authority is also implementing tenant repayment agreements to increase rent collections and

work with the City to improve security.

Vacant Unit Preparation

On the day a resident vacates a unit, the Property Manager or designee secures the unit and

schedules a move out inspection with the resident. If the resident cannot be contacted, the

inspection will be completed on the Move-in/Move-out Inspection form and placed in the tenant

file. The Property Manager notes all items which must be repaired. Units that are vacated by

residents shall be secured and cleaned out within seven days. For units requiring cleaning, painting

and minor plumbing, electrical and carpentry work, work orders prepared and distributed to the

appropriate Maintenance staff. Units requiring replacement of cabinets, doors, flooring, plumbing

and light fixtures as well as cleaning and painting are designated as Mod units and rehabilitated

with available modernization funding.

UPCS Inspections

All units must be inspected at least once during the year, by a person trained in UPCS methods.

The Executive Director establishes a schedule, with all inspections completed within a 10-month

period. The remaining two months can be utilized to catch up on annual inspection work orders,

to do HUD inspections, to do preventative maintenance work orders, etc. The annual inspections

at Sunnydale are conducted by the Property Manager, using the UPCS form, which is correlated

to the format used by REAC inspectors. The completed inspection forms are used by the

management office, where they will enter the annual work order data into the computer system.

The resultant work orders must be completed by maintenance within 25 days. These work orders

must be entered as “Annual” work orders in the MCS system, so that they can be tracked back to

the annual unit inspection.

Housekeeping is not noted or recorded unless conditions are such that there is potential damage to

the unit, harm to residents, or obvious pest problems.

PRE-REAC Inspections. HUD’s REAC contractors do a comprehensive property inspection

periodically, typically once per year. At least one week prior to these inspections, site maintenance

employees should do a quick inspection of a sampling of unit interiors, plus all common areas,

grounds, systems, etc. All problems should be corrected immediately. Common REAC findings

include all broken pavement and site trip hazards, leaks, vegetation overgrowth, graffiti, exposed

wiring, blocked egress, inoperable smoke detectors, and outdated fire extinguishers.

Page 20 of 508

Common Area Inspections. Once per year, ALL common areas must be thoroughly inspected.

This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Sunnydale-

Velasco, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff

shall use inspection forms similar to those used by REAC Inspectors for each building and each

area.

Painting







Address deteriorated paint through paint stabilization.









Extermination

The SFHA contracts out the services for an integrated pest control. The successful management of

pests requires an understanding of the target pest ecology and habits as well as the environment in

which they exist. It is the desire of SFHA for Contractor to work in partnership with its residents

to undertake a program of Integrated Pest Management (IPM) in the treatment of pests.

Pest management activities are to be conducted on all Sunnydale/Velasco buildings and a five (5)

foot perimeter around these buildings. Exterior treatment includes control services, as needed, for

ants and mice. Contractor shall service twice per month all common areas including but not limited

to offices, laundry rooms, lobby, and dumpster areas within the apartment complex.

The integrated pest control includes pests such as: cockroaches, ants, bedbugs, spiders, silverfish,

flies, mosquitoes, stored product pests, scorpions, bats, rodents, raccoons, opossums, skunks, and

pigeons. Property Management shall monitor the Contractor activities to make sure that the

following requirements are followed.


The SFHA considers proper landscaping and maintenance of the grounds to be critical for a

successful property. “Curb Appeal” is one of the measures used by owners to determine if a

management company is performing well. Regardless of who is assigned the tasks involved, the

Page 21 of 508

Property Manager is responsible for ensuring that the grounds are presentable at all times. Methods

and assignments vary according to property, as follows.

Sunnydale/Velasco. The grass cutting, edging, mulching, pruning and trimming are done by the

Maintenance Generalist II (with the assistance of the Maintenance Generalist I) who is also

charged with policing the grounds, picking up trash, and cleaning up at the recycling center, and

distributing notices to uncompliant tenants.

Trash Collection

The Sunnydale/Velasco AMP has implemented a trash/recycling collection system that has

reduced trash collection by approximately 30% with a corresponding decrease in collection costs.

This system also reduces the amount of litter on the grounds and litter pick up by maintenance

workers. Sunnydale trash is compacted on site in separate recycle and trash compactors. Residents

Recyclers were hired to educate residents on recycling and haul trash and recycle bins from each

residence with trailers to the compactors and then back to the apartments on a daily basis.

Trash Collection Schedule

Service Address

Times per

week Service Description Units Current Charges

1652 SUNNYDALE AVE 2

30 YD COMPACTOR 9 11,831.49

SURCHARGE 153.81

RECYCLING DISCOUNT 21% 1 (2,866.38)

On-Call

35 YD RECYCLING COMPACTOR 2 2,536.32

12 11,655.24

Page 22 of 508

PREVENTIVE MAINTENANCE SCHEDULE DAILY. Date last completed Routine Daily Check-ups

Description To be performed by

Date Date2 Date3

Inspect the grounds, to make sure that there are no health and safety hazards, such as broken fencing, flooded catch basins, etc., no significant trash, litter or bulk items, and that the grass and plantings are presentable.

Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

Check the mechanical room for leaks. In heating season, check that the boilers are running smoothly, that there are no leaks, and that the circulating pump is running.

Check the elevator. Each morning, ride the car up and back down. Check lights and fans, car leveling (flush with hall floor), excess vibration, and automatic door openers. Check that the emergency phone is working.

Check the trash rooms, trash chute, and dumpster, to ensure that there are no blockages or overflow.

Check fire alarm control panel (FACP) for trouble messages. Panel must be closed and locked.

WEEKLY Date last completed Routine Weekly Check-ups


Date Date2 Date3

Check site lighting, after dark. Be sure that all site lighting operates after dark, and turns off at daylight. Reset time clocks as needed. Have blown bulbs or broken fixtures replaced or repaired promptly.

Property Manager/ Maintenance Mechanic/ Laborer and Custodian

SEMI-

MONTHLY

Date last completed Wheelchair Lifts Description To be performed

by Date Date2 Date3

Wheelchair Lifts Preventive Maintenance

Contractor should check the general operation of wheelchair lifts including: levels of lubrication, oil, and grease; drive cabinet; platform; doors and safety of operations. Work not covered by monthly maintenance are Vandalism (Misuse/abuse), Call Backs – Straight time & Premium hours, Fire, Modernizations, Acts of God and Power Outages.

Contractor: ThyssenKrupp Communications Number: (866) 634-5460

Page 23 of 508

FALL Date last completed

Plumbing Description To be

performed by Date Date

2

Date3

Plumbing shut-off valves

Inspect for proper operation. In-house plumber

Outside faucets Inspect for proper operation. Check for leaks In-house Maintenance Mechanic

Furnace and heater Service, clean and install filters In-house Maintenance Mechanic

Backflow prevention system

Perform inspection and necessary maintenance and file Certifications with the city, maintains a file with all technicians’ notes, serial numbers, and model numbers.

In-House plumber

Boiler Systems Perform inspection and necessary maintenance and file Certifications with the city, maintains a file with all technicians’ notes, serial numbers, and model numbers.

In house steamfitter

Faucet aerators Check for proper flow of water. If the flow is reduced, clean the aerator screens. During the first two months, the faucet aerators could require more frequent cleaning.

In-house Maintenance Mechanic

Interior Description To be


2

Date3

Countertops Inspect for separations at sinks and backsplash. Recaulk where required.

In-house Property Manager/Maintenance Mechanic

Tiled areas Inspect for loose or missing grout or caulking. Regrout or recaulk if necessary.


Tub enclosures Inspect caulking and recaulk if necessary. In-house Property Manager/Maintenance Mechanic

Weather stripping Check caulking around windows and doors. Check window and door screens. Adjust or replace if necessary.


Electrical and

appliances

Description To be


2

Date3

Heating system Service heating system and heat pump. In House Electrician

Page 24 of 508

Exterior Description To be


2

Date3

Roof Check for leaks. Check for damaged, loose, or missing shingles. Check vents and louvers for birds, nests, squirrels, and insects. Check flashing around roof stacks and vents for leaks.

In-house Maintenance Mechanic/ Inspector

Gutters and downspouts

Clean and check for leaks, misalignment, or damage.


Exterior walls Check for deteriorating bricks and mortar. Check siding for damage or rot. Check painted surfaces for flaking.


Landscaping Trim shrubbery around walls. Remove tree limbs, branches, or debris that can attract insects (no wood or shrubbery should be closer than 3 inches to the buildings). Maintain grading.

In-house Laborer

Concrete and asphalt

Check for cracks or deterioration. Reseal or repair if necessary.


Sewer rooting Apply jetter to main pipes to clean up root masses grouth.

In-house Plumber

SPRING

Date last completed



2

Date3

Attic Examine for evidence of any leaks. Check insulation and remove or add if necessary. Check for evidence of birds, squirrels, raccoons, etc. Check for proper ventilation.


Countertops Inspect for separations at sinks and backsplash. Re-caulk where required.




Shower doors/tub enclosures

Inspect for proper fit. Adjust if necessary. Inspect caulking and recaulk if necessary.




Page 25 of 508

Electrical and appliances

Description To be


2

Date3

Heating and cooling system

General furnace inspection: Look for rust, scaling on heat exchanger, and proper flame color; note odd sounds or smells; and check condition of venting. Remove debris around units.

In-house Property Manager/Maintenance Mechanic/Plumber

Circuit breakers Visual Inspection and exercise. In-house Property Manager/Maintenance Mechanic/ Electrician



2

Date3

Decks Scrub mildewed areas and treat for water stains, mildew, and fungus. Check for dry-rot and repair if necessary.

In-house Property Manager/Maintenance Mechanic/Laborers

Roof Clean. Check for leaks. Check for damaged, loose or missing shingles. Check vents and louvers for birds, nests, squirrels, and insects. Check flashing around roof stacks, vents, and skylights for leaks.

In-house Property Manager/Inspector

Pest Control Seal cracks and holes in the building enclosure, and make sure insect screens in windows are in working order and fit tightly.

Contractor:




Windows Clean. In-house Property Manager/Inspector



Landscaping Trim shrubbery around walls. Remove tree limbs, branches, or debris that can attract insects (no wood or shrubbery should be closer than 3 inches to your house). Maintain grading.





AREA 1

AMP #970

Westbrook

San Francisco

Housing Authority

Page 27 of 508

CAL 1-9: Westbrook

EIOP: 1957

Development type: Townhouses



Family: 225

Elderly: 0

Bedroom Distribution: 1 Bedroom: (4)

2 Bedroom: (60)

3 Bedroom: (116)

4 Bedroom: (33)

5 Bedroom: (12)


Structure type: Wood frame


Site Description

Westbrook Apartments are bounded by Kiska, Northridge, Harbor and Dormitory Roads.

Adjacent to Westbrook is Hunters Point (East). There are nine building types scattered around the

site, they vary only slightly in unit configuration. The landscaping consists of large areas of grass

and paved concrete walks and patios near the buildings. The moderately sloping terrain requires

the use of retaining walls and some concrete steps.


The buildings at Westbrook are wood framed construction with concrete slab-on-grade

foundations. The exterior is primarily stucco, with some wood lap siding. The roofs are built-up

asphalt. They have a shallow pitch, which drains to perimeter gutters and exterior downspouts.


Each one, two, and three bedroom unit has gas-fired wall heaters. Four and five bedroom units

have a central gas furnace with ductwork serving individual rooms. All units have hot water

heaters. The buildings originally had boilers, which have been removed. The electrical utility

lines are individually metered.

Unit Interiors Interior finishes consist of gypsum wallboard walls and ceilings. Floor coverings are a

combination of resilient tile and sheet vinyl.

Westbrook Summary of Issues

This property has significant physical problems, obsolescence, chronic design flaws and large open

spaces that are costly to maintain and difficult to secure. The sanitary, water, gas and galvanized

hot and cold water distribution lines need to be replaced. The landscaping wood retaining walls

have dry rot. The power wiring and branch panel are in need of replacement.

Page 28 of 508


The density of this site is far below the level appropriate for their location in a transitional

gentrifying redevelopment area, providing an opportunity for building replacement public housing

in a new mixed income community. Until pursuing a redevelopment plan is feasible and potential

funding has been identified, the Authority will maintain the property, provide life safety

improvements, implement some cost effective energy conservation measures, and do



the Authority.

As part of the fiscal strategy plan, it is critical for the Authority to leverage all available federal

dollars by applying for applicable HUD programs. Therefore, the plan includes applying for

Project Based Rental Assistance and/or Project-Based Vouchers under the federal Rental

Assistance Demonstration Program (RAD). Applications for the RAD Program were approved by

the Authority Board of Commissioners on September 26, 2013 and submitted to HUD on

September 27, 2013.

Westbrook units requested conversion for RAD are scheduled under Phase II Applications on

2014.

In addition to the RAD applications, the financing strategy as contemplated by the Plan relies also

upon HUD’s Section 18 Disposition/Demolition program which will permit the Authority to obtain

additional Section 8 vouchers. Applications for the Section 18 Program were approved by the

Authority Board of Commissioners on December 12, 2013 and will be submitted to HUD on

January 2014.

Westbrook is proposed for Section 18 application and subsequent disposition The Authority

intends to develop this project a mixed finance project and use Section 8 vouchers, plus additional

funds from private funding source, equity partners under the low income housing tax credit

program and other eligible sources. Such an approach will allow the tenants of Authority sites to

benefit from immediate and long term rehabilitation work while preserving existing affordability.












with available modernization funding

Page 29 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Westbrook,

this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff shall use

inspection forms similar to those used by REAC Inspectors for each building and each area.

Painting







Address deteriorated paint through paint stabilization unless an evaluation states that

there is no lead-based paint.









Extermination

The SFHA contracts out the services for an integrated pest control. The successful management

of pests requires an understanding of the target pest ecology and habits as well as the

environment in which they exist. It is the desire of SFHA for Contractor to work in partnership

with its residents to undertake a program of Integrated Pest Management (IPM) in the treatment

of pests.

Pest management activities are to be conducted on all Westbrook buildings and a five (5) foot

perimeter around these buildings. Exterior treatment includes control services, as needed, for

ants and mice. Contractor shall service twice per month all common areas including but not

limited to offices, laundry rooms, lobby, and dumpster areas within the apartment complex.

Page 30 of 508











Westbrook: The grass cutting, edging, mulching, pruning and trimming are done by the





Service Address Times

per week

Days Service Description Units Current Charges

WESTBROOK APTS 1 ---T--- COMM 2 96 GAL RECYCLING 1 00.73

RECYCLING DISCOUNT 4% 6 (484.24)

64 GAL EXTRA 1X WEEK 155 10,750.80

COMM 4 64 GAL RECYCLING 1 289.29

COMM ELEVAITON 25% 2 419.21

COMM DISTANCE 25% 2 419.21

6-64 GALLON TOTER 1 428.36

COMM 32 GALLON TOTER 27 1,073.52

SURCHARGE

195 13,096.88

PREVENTIVE MAINTENANCE SCHEDULE

DAILY. Date last completed Routine Daily Check-ups


Date Date2 Date3







WEEKLY

Date last completed Routine Weekly Check-ups


Date Date2 Date3



Page 32 of 508



performed by Date Date2 Date3



Outside faucets Inspect for proper operation. Check for leaks





In-House plumber











Tub enclosures Inspect caulking and recaulk if necessary.




Electrical and

appliances

Description To be





Page 33 of 508









In-house Laborer

Concrete and asphalt Check for cracks or deterioration. Reseal or repair if necessary.



In-house Plumber

SPRING Date last completed Interior Description To be














Description To be


Page 34 of 508












Contractor:











Page 35 of 508

AREA 1

AMP #973

Hunters Point

San Francisco

Housing Authority

CAL 1-17 (A): Hunters Point

EIOP: 1954

Development Type: Townhouse

Occupancy Type: Family


Family: 213

Elderly: 0

Bedroom Distribution: 1 Bedroom (17)

2 Bedroom (122)

3 Bedroom (35)

4 Bedroom (29)

5 Bedroom (9)

6 Bedroom (1)

Structure Type: Wood frame



Site Description:

Hunters Point consists of three adjacent developments, Upper West, Lower West, and East. They

are bordered by Griffith, Palou and Kirkwood Avenue, and Dormitory Road.

Two-story four-plexes and six-plexes are scattered around the three sites, with concrete walkways

connecting the buildings to the public sidewalk and each other. There are two basketball courts as

well as several small play areas around the developments.

Building Envelope and Public Spaces Description:

The buildings at Hunters Point are all wood framed with a combination of wood and stucco

exterior. The foundations are concrete slab-on-grade.

The roofs are low-slope built-up asphalt, and roof drainage is provided by perimeter gutters and

exterior downspouts.

Mechanical and Electrical Systems Description:

Individual apartments are equipped with gas-fired furnaces and hot water heaters. The buildings

originally had a central boiler system, which has been removed. Electrical lines are individually

metered.

Unit Interiors:

The unit finishes consist of gypsum wallboard ceiling and walls. Floors finishes are mostly

original wood flooring in the living rooms and bedrooms and resilient tile or sheet vinyl in the

kitchens and bathrooms.

Page 37 of 508

Hunters Point Summary of Issues:

There is vinyl asbestos tile present which will eventually need to be removed. The water, gas and

sanitary lines are at the end of their life cycle and need to be replaced. The branch panel and power

wiring are outdated and need to be replaced to meet current needs.


The density of this site is far below the level appropriate for their location in a transitional

gentrifying redevelopment area, providing an opportunity for building replacement public housing

in a new mixed income community. Until pursuing a redevelopment plan is feasible and potential





the Authority.






September 27, 2013.

Hunters Point units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.













UPCS Inspections

PRE-REAC Inspections . HUD’s REAC contractors do a comprehensive property inspection






Page 38 of 508

Common Area Inspections. Once per year, ALL common areas must be thoroughly

inspected. This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At

Hunters Point, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA

staff shall use inspection forms similar to those used by REAC Inspectors for each building and

each area.

Painting







Address deteriorated paint through paint stabilization unless an evaluation states that there

is no lead-based paint.





Provide a written notice in the language of the occupant, to the extent feasible, to occupants

asking them to report deteriorated paint or failed encapsulation or enclosure. Include the

contact name, address, and telephone number. CPD recommends that the notice be

provided every 12 months or at unit turnover.

Extermination





of pests.

Pest management activities are to be conducted on all Hunters Point buildings and a five (5) foot












Page 39 of 508



Hunters Point: The grass cutting, edging, mulching, pruning and trimming are done by the






per week


HUNTERS PT A-EAST 1 ---T--- COMINGLED - RECYCLING 64 GAL 5 -

APARTMENT 64 GALLON CART 64 3,526.40

COMINGLED - RECYCLING 32 GAL 2 -

SURCHARGE 45.84

71 3,572.24

1040 PALOU AVENUE 1 --W----



APARTMENT 32 GALLON CART 12 330.60



SURCHARGE 57.31

109 4,465.31



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 41 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3




2

Date3

Page 42 of 508









In-house Laborer





In-house Plumber

SPRING

Date last completed



2

Date3













Description To be


2

Date3

Page 43 of 508







2

Date3






Contractor:












Page 44 of 508

AREA 1

AMP #975

Alice Griffith

San Francisco

Housing Authority

Page 45 of 508

CAL 1-18 (4): Alice Griffith

EIOP: 1963

Development Type: Townhouses



Family: 254

Elderly: 0


2 Bedroom (128)

3 Bedroom (24)

4 Bedroom (78)

5 Bedroom (16)




Site Description

The Alice Griffith complex consists of 33 two-story townhouse style buildings scattered

throughout the twenty-four acre site. There are five building types that are similar in architectural

style, but the unit configurations vary slightly. There is also a small building in the southeast

corner of the site which houses a child care center. Site landscaping is primarily mowed grass

with some plantings near the buildings. There is a basketball court and a tot lot in the northeast

corner of the site.


The buildings at Alice Griffith are wood frame construction with stucco and wood siding exterior.

All foundations are slab-on-grade. Roofs are low slope with a built-up asphalt covering, draining

to perimeter gutters and exterior downspouts.


There are four boiler stations that provide hydronic heating to all units as well as domestic hot

water.

The electrical system consists of transformers, distribution panels and unit fuse boxes. The

housing authority owns the transformers.

Unit Interiors

Unit finishes consist of plaster walls and ceilings, with resilient tile flooring. Doors are hollow

core wood.

Alice Griffith Summary of Issues

The developments have significant physical problems, obsolescence, chronic design flaws, large

open spaces that are costly to maintain and difficult to secure, and high turnover. Vacancy,

turnover and tenant account receivables are high. Some units still have vinyl asbestos tile that

eventually needs to be replaced or encapsulated. Boiler and boiler room equipment are at the end

of their life cycle and need replacement. The power wiring and unit electrical systems are in need

of replacement. The galvanized hot and cold water distribution lines are deteriorated and the

Page 46 of 508

irrigation system is in disrepair. The grass areas are eroded and need to be reseeded. The sanitary

lines need to be replaced.

Strategies to Address Issues The density of this site is far below the level appropriate for the surrounding community, providing

an opportunity for building replacement public housing in a new mixed income development. In

collaboration with the City, a developer partner has been selected and redevelopment plans are

being prepared while potential funding sources are identified. The recent award of a Choice

Neighborhood Initiative grant award has enabled the planning to move forward toward

implementation within the next five years. In the meantime, the Authority will maintain the

property, provide life safety improvements, implement some cost effective energy conservation

measures, and do modernization work in accordance with the most recent CFP Annual and Five

year Plans with limited available funding so that the housing remains safe, operational and not a

financial drain on the Authority.






September 27, 2013.

The Alice Griffith 190 units requested conversion for RAD are scheduled under Phase II

Applications on 2014.















UPCS Inspections





Page 47 of 508




This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Alice

Griffith, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Pest management activities are to be conducted on all Alice Grffith buildings and a five (5) foot









Page 48 of 508






Alice Griffith: The grass cutting, edging, mulching, pruning and trimming are done by the






per week


ALICE GRIFFITH 1 --W-- COMM 2 96 GAL RECYCLING 1 200.73

RECYCLING DISCOUNT 25% 9 (5,224.96)

64 GAL EXTRA 1X WEEK 211 14,634.96


COMM 32 GALLON TOTER 15 596.40

COMM 2 64 GAL RECYCLING 1 150.82

6-64 GAL COMINGLED 2 856.72

5-96 GAL CARTS 1 478.54

COMM COMINGLED-RECYCL 32GAL 117 4,651.92

SURCHARGE -

358 16,773.49

Page 49 of 508



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 50 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3




2

Date3

Page 51 of 508









In-house Laborer





In-house Plumber

SPRING

Date last completed



2

Date3













Description To be


2

Date3

Page 52 of 508







2

Date3






Contractor:












Page 53 of 508

AREA 2

AMP #966

Holly Courts / Alemany

San Francisco

Housing Authority

Page 54 of 508

CAL 1-1: Holly Courts

EIOP: 1940




Family: 118

Elderly: 0


2 Bedroom (60)

3 Bedroom (18)


Structure Type: Reinforced Concrete


Site Description

Holly Courts occupies a wedge-shaped city block between Appleton and Highland Avenues and

between Patton Street and Holly Park Circle.

The community spaces and office are located in the “A” building at the corner of Patton and

Appleton.

Landscaping at Holly Courts consists of private backyards, courtyards formed by the building

configurations, concrete pedestrian paths, and small grass areas mostly in the fronts of the

buildings.


Constructed entirely of reinforced concrete, the original structure and walls are still in sound

condition. There are no apparent cracks or settlement.

The roofs are low slope in configuration, draining to exterior downspouts. All roofs were

replaced in 1999.

The public rooms are in fair condition, accessibility improvements were completed at the

Community Room and Property Office in 2003.


All systems at Holly Courts appear to be original with the exception of the electrical system and

the storage tanks for domestic hot water in the mechanical room.

Some units have forced air gas furnaces located in a closet with metal ducts serving individual

rooms.

The electrical panels are the circuit breaker type located in the mechanical room of each

building.

Page 55 of 508

Unit Interiors

The unit finishes consist of painted concrete ceilings on the first floor, plaster ceilings on the

second floor, and plaster wall finishes.

The floor covering is resilient tile, with some sheet vinyl installed in bathrooms.

Apparent Safety Problems

There is vinyl asbestos tile present that will eventually need to be replaced. There is asbestos pipe

insulation that also needs to be replaced.

Summary of Issues

The power wiring, electrical panels and wiring are in need of replacement. The hot and cold water

distribution lines are corroded.

Strategies to address Issues

The Authority will maintain the property, provide life safety improvements, keep implementing

cost effective energy conservation measures, and do modernization work in accordance with the

most recent CFP Annual and Five year Plans with limited available funding so that the housing

remains safe, operational and not a financial drain on the Authority.






September 27, 2013.

The Holly Courts units requested conversion for RAD are scheduled under Phase I Applications

on September 27, 2013.













Page 56 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Holly

Courts, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Pest management activities are to be conducted on all Holly Courts buildings and a five (5) foot




Page 57 of 508











Holly Courts: The grass cutting, edging, mulching, pruning and trimming are done by the






per week


102 APPLETON AVENUE

1 --W---- COMINGLED - RECYCLING 64 GAL 22 -

APT ORGANICS 64 GAL GREEN 2 -





SURCHARGE 78.80

203 6,139.80

Page 58 of 508


DAILY. Date last completed Routine Daily Check-ups


Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 59 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3




2

Date3

Roof Check for leaks. Check for damaged, loose, or missing shingles. Check vents and louvers for birds, nests, squirrels, and insects. Check


Page 60 of 508

flashing around roof stacks and vents for leaks.







In-house Laborer





In-house Plumber

SPRING

Date last completed



2

Date3













Description To be


2

Date3



In-house Property Manager/Maintenance

Page 61 of 508

Mechanic/Plumber




2

Date3






Contractor:












Page 62 of 508

CAL 1-16: Alemany

EIOP:

Development Type: Walkup



Family: 164

Elderly: 0


2 Bedroom: (100)

3 Bedroom: (48)

4 Bedroom: (2)

Structure Type: Wood frame



Site Description

Alemany is located on Ellsworth Street at the intersection of Alemany Blvd. Ellsworth Street

splits the development with most buildings located along its border. There are six buildings

located adjacent to Alemany Blvd.

Most of the landscaping is lawn with some shrubs located adjacent to the buildings. There are

five playgrounds, one basketball court, and one greenhouse. The greenhouse was constructed in

2000, but has never been used.


The buildings are constructed with a slab on grade foundation and wood framed walls. Wall

finish is a combination of stucco and wood. The roofs are low pitched with asphalt shingles and

drain to gutters and downspouts. Entry doors to the units are located on the front and rear of

each building and can be accessed from the Ellsworth St. or an interior sidewalk. There is a

centrally located laundry room and a community room.


Each unit has a hot water heater and furnace. The electrical panels and wiring were replaced in

1991.

Unit Interiors

The units consist of gypsum wallboard ceiling and wall surfaces. The floor covering on the first

floor is vinyl and the stairs and second floor are hardwood.


The chain link fencing along Alemany Blvd. needs to be replaced. The holes in the fencing

material provide access for small children to walk onto a busy street.

Summary of Issues

The hardwood floors have water damage and need to be refinished as well as the stairways. The

landscaping needs approximately 40% to be reseeded or replanted.

Page 63 of 508


The Authority will maintain the property, provide life safety improvements, implement some cost

effective energy conservation measures, and do modernization work in accordance with the most

recent CFP Annual and Five year Plans with limited available funding so that the housing remains

safe, operational and not a financial drain on the Authority.





the Authority Board of Commissioners on September 26, 2013.

Alemany units requested conversion for RAD are scheduled under Phase II Applications on 2014.





January 2014.

The Alemany site is proposed for Section 18 application and subsequent disposition.

The Authority intends to develop this project a mixed finance project and use Section 8 vouchers,

plus additional funds from private funding source, equity partners under the low income housing

tax credit program and other eligible sources. Such an approach will allow the tenants of Authority

sites to benefit from immediate and long term rehabilitation work while preserving existing

affordability.















UPCS Inspections



Page 64 of 508






This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Alemany,



Painting

















Extermination





of pests.

Pest management activities are to be conducted on all Alemany buildings and a five (5) foot








Page 65 of 508







Alemany: The grass cutting, edging, mulching, pruning and trimming are done by the




Trash Collection Service Address Times

per week


937 ELLSWORTH STREET 1 --W---- 1-64 GALLON TOTER 1 81.45

SURCHARGE -

1 81.45

956 ELLSWORTH STREET 1 --W---- 1-64 GALLON TOTER 1 81.45

SURCHARGE -

1 81.45

900 ELLSWORTH STREET 1 --W---- COMINGLED-RECYCLING 32 GALLON 25 -

RESIDENTIAL 64-GAL GARBAGE 134 7,383.40

COMINGLED RECY 96GAL BLUE CART 1 -

COMINGLED RECY 64GAL BLUE CART 6 -

RESIDENTIAL 32-GAL GARBAGE 15 413.25

RESIDENTIAL 96-GAL GARBAGE 18 1,487.70

SURCHARGE 120.69

199 9,405.04

Page 66 of 508



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 67 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3


Page 68 of 508



2

Date3









In-house Laborer





In-house Plumber

SPRING

Date last completed



2

Date3












Page 69 of 508


Description To be


2

Date3







2

Date3






Contractor:












Page 70 of 508

AREA 2

AMP #967

Potrero Terrace

San Francisco

Housing Authority

Page 71 of 508

CAL 1-2: Potrero Terrace

EIOP: 1942

Development Type: Walk-up



Family: 469

Elderly: 0


2 Bedroom: (387)

3 Bedroom: (55)

Number of Buildings: 39



Site Description

The buildings of Potrero Terrace are long, rectilinear, and situated on a steeply terraced hillside.

The large site is roughly divided into four sections. Three sections are created by two city streets

that run down the hillside, and another section below separated by a street that runs along the side

of the hill. Access to units is via sidewalks that run the length of the buildings to the street, and

exterior stairs at the ends of some buildings. The laundry rooms have been abandoned; the only

community spaces at Potrero Terrace are now located in the Administration Building which houses

the office and community spaces.

The landscaping at Potrero Terrace is primarily grass, with some shrubbery. Parking on the site is

in the form of head-on small parking lots along the streets. Sidewalks run along the length of the

buildings from the street to the units.


The buildings at Potrero Terrace are composed of concrete masonry walls with concrete floors.

Roofs are pitched with clay tiles that were replaced in 2001. Exterior walkways on the second

floors run the length of each building and were designed as a means of emergency egress as the

only access is by windows. Dwelling units are accessed directly from site walkways.


Heating is supplied to the units via boilers that service multiple buildings. These boilers also

provide domestic hot water to the units. There are no ventilation systems in the units to circulate

air and prevent mildew.

Overhead wires and transformers that are owned by the Housing Authority provide electrical

power.

Unit Interiors

The unit finishes consist of painted concrete ceilings and plaster wall finishes. The floor covering

is resilient tile with sheet vinyl on some interior stairs.

Page 72 of 508

Apparent Safety Problems:

There is no system installed for ventilation above the range. The site steps are broken and unsafe.

There are no handrails on the steps. There is vinyl asbestos tile present that will eventually need

to be replaced. There is asbestos pipe insulation that also needs to be replaced.

Summary of Issues

The electrical systems are old and need replacement. Boiler and boiler room equipment are at the

end of their life cycle and need replacement. The retaining walls are cracked and broken and in

need of repair. The window sashes are worn out and need to be replaced. The overhead electrical

distribution is inadequate and should be replaced.

Strategies to Address issues

SFHA issued a request for qualifications to rebuild the Potrero Terrace contiguous public housing

sites with additional affordable rental, first-time homebuyer and market rate housing. Developer

partners were selected and in collaboration with the City and development plans are being prepared

while potential funding sources are being identified. Until a redevelopment plan is in place and





the Authority.













UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Potrero

Page 73 of 508

Terrace, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Pest management activities are to be conducted on all Potrero Terrace buildings and a five (5)

foot perimeter around these buildings. Exterior treatment includes control services, as needed,

for ants and mice. Contractor shall service twice per month all common areas including but not










Page 74 of 508



Potrero Terrace: The grass cutting, edging, mulching, pruning and trimming are done by the




Trash Collection

The Potrero Terrace site has a plan to implement a trash/recycling collection system that could

reduce trash collection by approximately 30% with a corresponding decrease in collection costs.

This system will also reduce the amount of litter on the grounds and litter pick up by maintenance

workers. Potrero Terrace trash will be compacted on site in separate recycle and trash compactors.

Residents Recyclers will be hired to educate residents on recycling and haul trash and recycle bins

from each residence with trailers to the compactors and then back to the apartments on a daily

basis.



per week


900 CONNECTICUT STREET

1 -T----- 64 GAL EXTRA 1X WEEK 350 24,276.00


COMM 32 GALLON TOTER 10 397.60

6-96 GAL CARTS 1 570.84

96 GAL EXTRA 1X WEEK 3 276.90

SURCHARGE -

365 25,949.70

Page 75 of 508



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 76 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3


Page 77 of 508



2

Date3









In-house Laborer




In-house Plumber

SPRING Date last completed Interior Description To be


2

Date3












Page 78 of 508


Description To be


2

Date3







2

Date3






Contractor:












Page 79 of 508

AREA 2

AMP #969

Westside Courts

San Francisco

Housing Authority

Page 80 of 508

CAL 1-8: Westside Courts

EIOP: 1943

Development type: Low-rise



Family: 136

Elderly: 0

Bedroom Distribution: 1 bedroom: (84)

2 bedroom: (24)

3 bedroom: (20)

4 bedroom: (8)


Structure type: Reinforced concrete


Site Description

Westside Courts occupies a full city block at Sutter and Broderick Streets. The site is of moderate

grade sloping generally from west to east. It is divided by retaining walls into three terraces

separated by a half flight of stairs. Each terrace contains two of the buildings. Paved pedestrian

surfaces are in close proximity to the buildings with lawns elsewhere. There are two well-

developed tot-lots and one basketball court on the site. A notable piece of public art is located in

the middle courtyard. Vertical circulation is attained by two exterior staircases.


The buildings are rectilinear with flat roofs, and are constructed of site-cast concrete. The exterior

aluminum windows and metal doors have been spot replaced over the life of the buildings. The

low-slope roof is a built up design and drains to exterior gutters. All of the dwellings above the

first floor are accessible by open stairs and public exterior balconies.

There are two types of buildings on site:

Type “A” buildings contain eighteen units and are built over a low crawl space. Although very

similar in appearance to the “B” buildings, the “A” buildings are uniformly three stories in height.

There are two structures of this type located in the interior of the site, with no direct street frontage.

Type “B” buildings contain twenty-five units and a partial basement. The basements are currently

used for storage, office, and community spaces. The buildings step from three stories in the middle

to two stories on the ends. Located on the corners of the block, there are four “B” buildings.

The community spaces at Westside Courts are located in the easternmost “B” buildings. One

building contains a laundry and a multi-purpose room for resident use. There are project

management and district offices located in this building as well. The second building houses a

preschool program. All other basement spaces on site are used as storage.

Page 81 of 508


A boiler located in a rooftop penthouse supplies domestic hot water. Units are heated by gas wall

furnaces in each living room. A forced-air gas furnace heats the community rooms. The electrical

panels are fuse boxes in each unit with remote main fuses in the basement. A fire-suppression

sprinkler system is located in each building with a single sprinkler head above the entry door to

each unit.

Unit Interiors

Unit finishes consist of painted concrete ceilings and plaster walls. Flooring is resilient tile that

has been replaced within the last ten years. Interior doors are wood stile and rail doors.

Summary of Issues

The electrical systems (switchgear, branch panel and wiring) need to be replaced. The galvanized

hot and cold water distribution lines are in need of replacement.


The Westside Courts sites is planned for redevelopment based on the 2002 and 2007

Comprehensive Physical Needs Assessments that identified significant physical problems,

obsolescence, chronic design flaws and large open spaces that are costly to maintain and secure.

The densities of the sites are far below the level appropriate for their locations providing an

opportunity for building replacement public housing in new mixed income communities. While

viable solutions are developed, the properties will be maintained and managed to continue serving

public housing residents consistent with the Authority's PHA Plan, CFP Plans and Energy Plan.






The Westside Courts units requested conversion for RAD are scheduled under Phase II






January 2014.

The Westside Courts site is proposed for Section 18 application and subsequent disposition.





affordability.

Page 82 of 508













UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Westside

Courts, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Page 83 of 508

Extermination





of pests.

Pest management activities are to be conducted on all Westside Courts buildings and a five (5)














Westside Courts. The grass cutting, edging, mulching, pruning and trimming are done by the





Service Address Times per

week


1100-1110 SCOTT STREET 3 M-W-F-- APARTMENT 96 GALLON CART 5 1,239.75

SURCHARGE 16.12

5 1,255.87

1500 BRODERICK-WESTSIDE CRTS.

3 M-W-F-- APARTMENT 96 GALLON CART 22 5,454.90

SURCHARGE 70.91

22 5,525.81

Page 84 of 508



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 85 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3


Page 86 of 508



2

Date3









In-house Laborer





In-house Plumber

SPRING

Date last completed



2

Date3












Page 87 of 508


Description To be


2

Date3







2

Date3






Contractor:












Page 88 of 508

AREA 2

AMP #971

Potrero Annex

San Francisco

Housing Authority

Page 89 of 508

CAL 1-10: Potrero Annex

EIOP: 1955

Development type: Townhouse/Garden



Family: 137

Elderly: 0


2 Bedroom (46)

3 Bedroom (55)

4 Bedroom (18)

5 Bedroom (5)


Structure type: Wood frame

Site Description

Potrero Annex is located on a sloping site at Missouri and 23rd Street. The development has 23

townhouse/garden style apartment buildings scattered throughout the nine acre site. The buildings

are accessed by concrete sidewalks and site stairs, which connect to the street sidewalks and other

buildings. Due to the considerable slope, concrete retaining walls form terraces throughout the site.


The buildings at Potrero Annex are wood framed with concrete basement walls and slab-on-grade

concrete floors. The exterior finish is stucco on all buildings. The roofs are a shallow pitch that

drains to perimeter gutters and exterior downspouts. The roof covering is a built-up system installed

in 1998. Also in 1998, 13 of the 23 buildings had new vinyl windows installed.


The dwelling units are heated by gas-fired wall heaters. Domestic hot water is provided by a central

150-gallon hot water heater located in the basement of each building. Each unit is equipped with a

circuit breaker electrical panel.

Unit Interiors

In 1998, 13 of the 23 buildings had major renovations completed to the apartment interiors. The

original plaster walls were replaced with gypsum wallboard, and kitchen and bathrooms were

remodeled including new sheet vinyl flooring, new plumbing fixtures and cabinets.

The remaining 10 buildings have plaster walls and ceilings, with a combination of wood flooring in

the living areas and resilient tile in the kitchens and baths.

Page 90 of 508

Summary of Issues

The window frames are rotten and need to be replaced. The power wiring, unit electrical panels and

wiring are in need of replacement. The landscaping needs to be reseeded. The irrigation system does

not work. The site steps are chipped and cracked and are missing handrails.


SFHA issued a request for qualifications to rebuild the Potrero Annex contiguous public housing sites

with additional affordable rental, first-time homebuyer and market rate housing. Developer partners

were selected and in collaboration with the City and development plans are being prepared while

potential funding sources are being identified. Until a redevelopment plan is in place and funding has

been identified, the Authority will maintain the property, provide life safety improvements,

implement some cost effective energy conservation measures, and do modernization work in

accordance with the most recent CFP Annual and Five year Plans with limited available funding so

that the housing remains safe, operational and not a financial drain on the Authority. The Authority

is also implementing tenant repayment agreements to increase rent collections and work with the City

to improve security.


On the day a resident vacates a unit, the Property Manager or designee secures the unit and schedules

a move out inspection with the resident. If the resident cannot be contacted, the inspection will be

completed on the Move-in/Move-out Inspection form and placed in the tenant file. The Property

Manager notes all items which must be repaired. Units that are vacated by residents shall be secured

and cleaned out within seven days. For units requiring cleaning, painting and minor plumbing,

electrical and carpentry work, work orders prepared and distributed to the appropriate Maintenance

staff. Units requiring replacement of cabinets, doors, flooring, plumbing and light fixtures as well as

cleaning and painting are designated as Mod units and rehabilitated with available modernization

funding.

UPCS Inspections







Common Area Inspections. Once per year, ALL common areas must be thoroughly inspected. This

includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Potrero Annex,



Painting


maintain them in appealing condition. Paint maintenance should result in substantial savings and a

pleasant environment.

Page 91 of 508




Address deteriorated paint through paint stabilization unless an evaluation states that there is

no lead-based paint.







contact name, address, and telephone number. CPD recommends that the notice be provided

every 12 months or at unit turnover.

Extermination



which they exist. It is the desire of SFHA for Contractor to work in partnership with its residents to

undertake a program of Integrated Pest Management (IPM) in the treatment of pests.

Pest management activities are to be conducted on all Potrero Annex buildings and a five (5) foot

perimeter around these buildings. Exterior treatment includes control services, as needed, for ants

and mice. Contractor shall service twice per month all common areas including but not limited to

offices, laundry rooms, lobby, and dumpster areas within the apartment complex.






The SFHA considers proper landscaping and maintenance of the grounds to be critical for a successful

property. “Curb Appeal” is one of the measures used by owners to determine if a management

company is performing well. Regardless of who is assigned the tasks involved, the Property Manager

is responsible for ensuring that the grounds are presentable at all times. Methods and assignments

vary according to property, as follows.

Potrero Annex: The grass cutting, edging, mulching, pruning and trimming are done by the

Maintenance Generalist II (with the assistance of the Maintenance Generalist I) who is also charged

with policing the grounds, picking up trash, and cleaning up at the recycling center, and distributing

notices to uncompliant tenants.

Page 92 of 508

Trash Collection

The Potrero Annex site has a plan to implement a trash/recycling collection system that could reduce

trash collection by approximately 30% with a corresponding decrease in collection costs. This system

will also reduce the amount of litter on the grounds and litter pick up by maintenance workers. Potrero

Terrace trash will be compacted on site in separate recycle and trash compactors. Residents Recyclers

will be hired to educate residents on recycling and haul trash and recycle bins from each residence

with trailers to the compactors and then back to the apartments on a daily basis.



per week


700 MISSOURI STREET 1 -T----- APARTMENT 96 GALLON CART 1 82.65



SURCHARGE 99.56

139 7,758.46

Page 93 of 508



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3




Page 94 of 508




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3


Page 95 of 508



2

Date3









In-house Laborer





In-house Plumber

SPRING Date last completed



2

Date3












Page 96 of 508


Description To be


2

Date3







2

Date3






Contractor:












Page 97 of 508

AREA 2

AMP #974

Hunters View

Page 98 of 508

CAL 1-18 (3): Hunters View

EIOP: 1957

Development Type: Walkup



Family: 267

Elderly: 0

Bedroom Distribution: One-Bedroom (4)

Two-Bedroom (75)

Three-Bedroom (112)

Four-Bedroom (68)

Five-Bedroom (8)


Type of building: Wood Frame


Site Description

Hunters View is located in the vicinity of West Point Road, Middle Point Road, Wills Street and

Hare Street. All of the buildings are of a simple rectilinear design with shallow, pitched roofs.

Concrete sidewalks connect each building. Concrete slabs provide clothes-drying areas. Concrete

retaining walls divide the site into terraces separated by half flights of stairs. Public areas that are

not paved are seeded with grass, shrubs and trees. Two areas are set aside for basketball courts

and several play areas are also located throughout the project.


The town houses and walk-ups have a wood frame structure. The exterior finish is a combination

of wood siding and stucco. The roofs are torch down asphalt and were replaced in 1999. Dwelling

units are accessed from public and site sidewalks.


Each unit has a hot water heater and furnace.

Electrical panels are circuit breaker type and located in each unit.

Unit Interiors The unit finishes consist of gypsum board ceilings and walls. The floor covering is vinyl in the

kitchen areas, and wood flooring in the bedrooms and living spaces.


There is vinyl asbestos tile present that will eventually need to be removed.

Page 99 of 508

Summary of Issues

Constructed in 1956 on the foundations of World War II workforce housing, the units were never

intended to be permanent. Due to both their poor initial construction and years of inadequate

funding from the U.S. Department of Housing and Urban Development (“HUD”), Hunters View

deteriorated beyond repair. In 2003, the San Francisco Housing Authority conducted a

procurement action for development teams for CAL 1-18(3) Hunters View. The San Francisco

Housing Authority selected Hunters View Community Partners (HVCP), which includes the John Stewart

Company, Ridgepoint Non-Profit Housing Corporation and Devine & Gong, Inc., to pursue the

revitalization of Hunters View.


A portion of the Property was conveyed to HV Partners 1, LP, a California limited partnership (the

"Phase I Developer"), pursuant to the terms of the Disposition and Development Agreement dated

July 8, 2010, between the Authority and the Developer, and the Ground Lease dated January 13,

2011, between the Authority and the Phase I Developer. The Phase IA Developer constructed on

a portion of the Property, one hundred and seven (107) multifamily housing units and certain open

space, park area and pedestrian pathway improvements.

The Developer now is about to commence construction of approximately one hundred and seven

(107) rental units on a portion of the Property (the "Phase IIA(1) Development"). Following is a

plan schedule:

Name and Location Unit totals Status Hunter’s View, Hunter’s Point Shipyard

Public Housing: 267 Affordable Rental: 83 Market Rate: 331 BMR Homeowner: 59 TOTAL UNITS: 740

Construction of Phase I infrastructure and vertical completed Spring of 2013. Phase II to begin Spring of 2013. Anticipated completion: Winter 2015-2016






Hunters View Phase I 54 units requested conversion for RAD are scheduled under Phase I

Applications on September 27, 2013; Hunters View Phase 2 39 units are scheduled under Phase II




Page 100 of 508


Residents of the Hunters View site were relocated on site for the construction of the Phase I, the

Phase I and II tenants were moved to the newly constructed Phase I under Partner Developer

Management. Phase II and III are scheduled for demolition.

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Hunters

View, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Page 101 of 508

Pest management activities are to be conducted on all Hunters View buildings and a five (5) foot














Hunters View. The grass cutting, edging, mulching, pruning and trimming are done by the






per week


112 MIDDLE POINT ROAD 1 ---T--- 2-64 GALLON TOTER 1 150.82


64 GAL EXTRA 1X WEEK 118 8,184.48

SURCHARGE -

120 8,624.59

Page 102 of 508



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3


Contractor should check the general operation of wheelchair lifts including: levels of lubrication, oil, and grease; drive cabinet; platform; doors and safety of operations. Work not covered by monthly maintenance are Vandalism (Misuse/abuse), Call Backs – Straight time & Premium hours, Fire,


Page 103 of 508

Modernizations, Acts of God and Power Outages.




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3


Page 104 of 508



2

Date3









In-house Laborer





In-house Plumber




2

Date3












Page 105 of 508


Description To be


2

Date3







2

Date3






Contractor:












Page 106 of 508

AREA 2

AMP #988

Robert B. Pitts

San Francisco

Housing Authority

CAL 1-43: Robert Pitts Apartments

EIOP: 1991

Development type: Walk-up



Family: 203

Elderly: 0


3 Bedroom (114)

4 Bedroom (11)


Structure type: Wood Frame


Site Description

Robert Pitts Apartments are located on two blocks at Turk Street between Scott and Pierce. The

buildings are two and three-story wood framed detached walk-up type, with a community building

near Scott Street that has the manager’s offices and public spaces. There is also a central courtyard

with a play area and a small basketball court. There are six small asphalt-paved parking lots that

provide parking for a total of 80 cars.

The landscaping consists of small planted areas scattered throughout the site. As there is no means

for irrigation, some of the ground cover has eroded.


The buildings at Robert Pitts are wood framed, with a combination of wood lap siding and stucco

exterior with flat roofs. The community building has a stucco exterior and a flat roof over the

main portion of the building and a sloped roof with asphalt shingles over the entry.


Each dwelling unit is equipped with a water heater and gas-fired furnace, as well as an individual

electrical panel with circuit breakers.

Unit Interiors

Interior finishes consists of gypsum wallboard walls and ceilings. Floor coverings are a

combination of resilient tile and sheet vinyl flooring.


None

Page 108 of 508

Summary of Issues

The Robert B. Pitts property will be upgraded and held. It is located in a stable neighborhood and

have low vacancy, turnover, and tenant accounts receivables, although the site do have significant

capital improvement needs identified in the 2007 Comprehensive Physical Needs Assessment. The

windows are in need of replacement, dry rot is present in several areas of the building.


The Robert B. Pitts development will be maintained, repaired, and rehabilitated to the extent

possible within current funding constraints to maintain long term viability. Comprehensive

modernization work will be phased in accordance with the most recent CFP Annual and Five Year

Plans and subsequent plans to address all of the necessary improvements with limited funding. In

addition to maintenance, management and resident education on energy conservation measures,

this site will be target for potential new energy conservation measures to add to the already

completed through the Energy Services Contracting (ESCo).






September 27, 2013.

Robert B. Pitts units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.













UPCS Inspections







Page 109 of 508


This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Robert B.

Pitts, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Pest management activities are to be conducted on all Robert B. Pitts buildings and a five (5)








Page 110 of 508







Robert B. Pitts: The grass cutting, edging, mulching, pruning and trimming are done by the






per week Days Service Description Units

Current Charge

s

1759-1771 EDDY STREET 3 M-W-F APARTMENT KEY CHARGE 1 26.58


SURCHARGE 16.12

6 1,282.45



SURCHARGE 16.12

6 ,282.45



SURCHARGE 16.12

6 1,282.45



SURCHARGE 16.12

6 1,282.45

1165-1179 PIERCE STREET 3 M-W-F APARTMENT KEY CHARGE 1 26.58


SURCHARGE 16.12

6 1,282.45

1722-1736 TURK STREET 3 M-W-F APARTMENT 96 GALLON CART 5 1,239.75

SURCHARGE 16.12

5 1,255.87

Page 111 of 508

1357-1371 EDDY STREET 1 -T----- APARTMENT 96 GALLON CART 5 413.25

SURCHARGE 5.37

5 418.62


per week Days Service Description Units

Current Charge

s

1111-1113 SCOTT STREET 3 M-W-F APARTMENT 96 GALLON CART 5 1,239.75

SURCHARGE 16.12

5 1,255.87



SURCHARGE 16.12

6 1,282.45



SURCHARGE 16.12

6 1,282.45

1111-1151 PIERCE STREET 3 M-W-F APARTMENT KEY CHARGE 1 26.58


SURCHARGE 16.12

6 1,282.45

1620-1652 TURK STREET 3 M-W-F APARTMENT KEY CHARGE 1 26.58


SURCHARGE 16.12

6 1,282.45

1654-1670 TURK STREET 3 M-W-F APARTMENT KEY CHARGE 1 26.58


SURCHARGE 16.12

6 1,282.45

1670-1686 TURK ST 3 M-W-F- APARTMENT KEY CHARGE 1 26.58


SURCHARGE 16.12

6 1,282.45

1736-1772 TURK STREET 3 M-W-F APARTMENT 96 GALLON CART 10 2,479.50

SURCHARGE 32.23

10 2,511.73

Page 112 of 508

1100-1110 SCOTT STREET 3 M-W-F-

- APARTMENT 96 GALLON CART 5 1,239.75

SURCHARGE 16.12

5 1,255.87



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian







Date Date2 Date3



SEMI-

MONTHLY


by Date Date2 Date3


Contractor should check the general operation of wheelchair lifts including: levels of lubrication, oil, and grease; drive cabinet; platform; doors and safety of operations. Work not covered by monthly maintenance are Vandalism (Misuse/abuse), Call Backs – Straight time & Premium hours, Fire,


Page 114 of 508

Modernizations, Acts of God and Power Outages.




2

Date3







In-House plumber







2

Date3








Electrical and

appliances

Description To be


2

Date3


Page 115 of 508



2

Date3









In-house Laborer





In-house Plumber




2

Date3












Page 116 of 508


Description To be


2

Date3







2

Date3






Contractor:












AREA 3

AMP #972

Ping Yuen / 227 Bay Street

San Francisco

Housing Authority

Page 118 of 508

CAL 1-15: Ping Yuen

EIOP: 1955

Development type: High-rise



Family: 234

Elderly: 0

Bedroom Distribution: One bedroom: 46

Two bedroom: 92

Three bedroom: 75

Four bedroom: 21




Site Description

Ping Yuen is located in a three-block area on Pacific Avenue between Powell Street and Columbus

Avenue. The development covers the entire length of the block between Stockton Street and Grant

Avenue with a seven-story building; at the two flanking blocks, six-story buildings extend more

than half of each block's street frontage. The three high-rise buildings that comprise Ping Yuen

have exterior balconies, serving as corridors to unit entry doors. Interior courtyards are defined

by building wings and walls of adjacent buildings. The site slopes down from Powell Street to

Columbus Avenue. No parking is provided at any of the buildings. Site plantings are mostly

limited to planter boxes. The interior courtyards also contain playground areas and community

gardens.


Ping Yuen's buildings are constructed of reinforced concrete with exterior balcony walkways

supported by concrete columns. All roofs are of built-up roofing and are low slope in

configuration, drained by perimeter gutters and downspouts. Public and common spaces are

typically located at the ground floors. All of the dwelling units are accessed from the balcony

walkways.


Boilers provide both heat and domestic hot water to all of the buildings. Electric panels are a

combination of breakers and fuse boxes and located in each unit.

Traction elevators and stairs provide vertical circulation throughout the development.

Unit Interiors

The interior finishes of walls and ceilings consist of painted concrete and plaster. The floor

covering is resilient tile.

There are no range hood/fans at these kitchens.

Page 119 of 508


There is vinyl asbestos tile present that will eventually need to be removed. The building mounted

site lights are inadequate and need to be upgraded.

Summary of Issues

The windows need to be replaced due to the deterioration of the frames. The intercom system is

worn out and should be replaced, the sewer system is obsolete and is breaking in several places,

the roof is severely deteriorated, balconies are cracked and show damage of water filtration,

existing galvanized piping is leaking and requires constant maintenance, the trash compactor no

longer functions properly and needs to be replaced, the roof is severely deteriorated, vinyl asbestos

tile is present and needs to be abated, the kitchens in all the units need to be rehabilitated


Ping Yuen is a potential candidate for Mixed Finance Modernization or Disposition to Partnership

with SFHA Affiliate Manager General Partner.






Ping Yuen units requested conversion for RAD are scheduled under Phase II Applications on 2014.





January 2014.

The Ping Yuen site is proposed for Section 18 application and subsequent disposition.





affordability.










Page 120 of 508




UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Ping Yuen,



Painting

















Extermination





of pests.

Pest management activities are to be conducted on all Ping Yuen buildings and a five (5) foot


Page 121 of 508













Ping Yuen: The grass cutting, edging, mulching, pruning and trimming are done by the




Trash Collection Schedule Service Address Times per

week Days Service Description Units Current

Charges

655 PACIFIC AVE. 1 -T----- APT ORGANICS 64 GAL GREEN 1 -

APT KEY CHARGE ORGANICS 1 8.86

SPECIAL PICK UP BY APPT 1 -

2 -T--F-- APARTMENT KEY CHARGE 2 35.44



SURCHARGE 10.74

12 881.54







SURCHARGE 10.74

11 881.54






SURCHARGE 10.74

11 890.40




Page 122 of 508




SURCHARGE 10.74

12 881.54

Page 123 of 508


DAILY.

Date last

completed Routine Daily Check-ups


Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last

completed Routine Weekly Check-ups


Date Date2 Date3

Check Fire Alarm Control Panel. Make sure that the panel is locked, that there are no alarms or trouble signals, and that the panel and shut-offs are unobstructed.

Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

Check fire pump and sprinkler system, to see that there are no leaks, that the system pressure is up, and that the equipment is unobstructed.

Check the emergency generator, at its weekly exercise cycle, to be sure that it is running smoothly, that it is cooling, and that it is not smoking excessively.


Page 124 of 508

SEMI-

MONTHLY

Date last

completed

Wheelchair Lifts Description To be performed by

Date Date2 Date3




MONTHLY Date last

completed Elevators Description To be performed

by Date Date2 Date

3

Elevator Preventive maintenance and services

Contractor inspections will include: Machine rooms, machinery and controls, cars, hoist ways including car, interior. Items that are not covered under Monthly Maintenance services: Work not covered by monthly maintenance are Vandalism (Misuse/abuse), Call Backs – Straight time & Premium hours, Fire, Modernizations, Acts of God and Power Outages.


QUARTERLY Date last

completed

Building Systems Description To be performed

by Date Date

2

Date

3 Fire Alarm Systems This professional firm will provide

monitoring, inspections and repairs. Preventative maintenance services include: 1. Provide quarterly inspections, annual inspections and written reports to the SFFD; 2. Develop recommendations and cost estimates on possible repairs and improvements; 3. Provide immediate response to restore building systems in the event of an emergency; 4. Observe, maintain and test equipment periodically

Contractor: International Fire Inc. Communications Number: (415) 378-9934

Page 125 of 508

Fire Standpipes, pressure valves, pumps and sprinkler systems

This professional firm will provide monitoring, inspections and repairs. Preventative maintenance services include:1. Provide quarterly inspections, annual inspections and written reports to the SFFD;2. Develop recommendations and cost estimates on possible repairs and improvements; 3. Provide immediate response to restore building systems in the event of an emergency;4. Observe, maintain and test equipment periodically

Contractor:International Fire Inc.Communications Number: (415) 378-9934

Stand by generators

This professional firm will provide monitoring, inspections and repairs. Preventative maintenance services include: 1. Provide quarterly inspections, annual inspections and written reports to the SFFD; 2. Develop recommendations and cost estimates on possible repairs and improvements; 3. Provide immediate response to restore building systems in the event of an emergency; 4. Observe, maintain and test equipment periodically

Contractor: Energy Systems Communications Number: (209) 870-1913

FALL

Date last

completed

Plumbing Description To be performed

by Date Date

2

Date

3 Plumbing shut-off valves






In-House plumber





Page 126 of 508

Interior Description To be performed

by Date Date

2

Date

3 Trash chute systems

The Trash Chute system in the building MUST be maintained to avoid Fire and Smoke Damage, Fire Code Violations, Resident Injuries, Odors and Pest Infestation. Power Wash the inside of Trash Chute with super-heated water combined with a Citra-based solution/degreaser. Clean Trash Chute Doors by hand on the inside, collected “sludge” is scraped away to allow proper closure of the door. The exterior of the trash chute doors are hand-polished with stainless steel cleaner. Door hardware lubricated and tightened The Dumpster/Compactor Room(s) shall be power washed and deodorized, and Dumpsters and Compactors can be treated with a time-release odor control. Chute Maintenance shall include treating chutes for deterrence of rodents, roaches and other pests.

In-house laborer/custodian








Electrical and

appliances

Description To be performed

by Date Date

2

Date

3 Heating system Service heating system and heat pump. In House

Electrician

Exhaust fan systems

Remove debris from around units and clean with garden hose. Remove window air conditioner or protect with weatherproof cover. Clean and replace filters if necessary.

In House Electrician

Exit and emergency lighting systems

Inspect and service if necessary. In-house Maintenance Mechanic/ Electrician

Page 127 of 508

Exterior Description To be performed

by Date Date

2

Date

3 Roof Check for leaks. Check for damaged, loose,

or missing shingles. Check vents and louvers for birds, nests, squirrels, and insects. Check flashing around roof stacks and vents for leaks.








In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date

3 Countertops Inspect for separations at sinks and

backsplash. Re-caulk where required. In-house Property Manager/Maintenance Mechanic








Page 128 of 508



by Date Date

2

Date

3 Heating and cooling system





by Date Date

2

Date

3 Roof Clean. Check for leaks. Check for damaged,

loose or missing shingles. Check vents and louvers for birds, nests, squirrels, and insects. Check flashing around roof stacks, vents, and skylights for leaks.



Contractor:












Page 129 of 508

CAL 1-36: 227 Bay

EIOP: 1971

Development Type: Low-rise


Number of units: 50

Family: 0

Elderly: 50

Bedroom Distribution: Studio: 48

One bedroom: 2


Structure Type: Concrete/Wood Frame


Site Description

This senior building is located on Bay Street between Powell and Stockton. The building is shaped

in the form of an “I” and rises four stories from grade level to a flat roof. The site is relatively flat

and rectangular in shape. With the “I” shape of the building on this site, three well-defined

courtyards are formed, one on each side and a large courtyard in the rear. All courtyards have

concrete paving and are located over the garage level. These are the only outdoor areas on the site.

Landscaping is limited to planters located in each courtyard.


The ground floor walls are reinforced CMU block and the upper floors are wood frame with wood

siding, stucco and brick. The low slope roof is covered by a membrane surface. The ground floor

contains a small entrance lobby, the mechanical room, laundry room and a parking garage that is

entered off Bay Street. The remaining three floors house all 50 dwelling units and a community

room. Units are accessed by an interior corridor that follows the shape of the building and can be

reached by two stairs located in the west side of the building and an elevator in the northwest

corner near the entry.


HVAC units are installed in each apartment and provide heating and ventilation for each tenant.

Electric baseboard heaters heat the public spaces and common areas. Domestic hot water is

provided for all interiors spaces by boilers located in the parking garage.

The electrical system is a circuit breaker style located in each unit.

One hydraulic elevator is located within the building.

Unit Interiors

Unit finishes consist of painted gypsum wallboard walls and ceilings. The floor coverings consist

of carpet, resilient tile and resilient vinyl in kitchens and baths.

Page 130 of 508


None.

Summary of Issues

Upgrade and hold. This property is sound and fit well into the surrounding neighborhoods in both

scale and building types. Vacancy and turnover rates are low, and tenant accounts receivables are

low. They require only moderate rehabilitation identified in the 2007 Comprehensive Physical

Needs Assessment to continue to provide decent housing for public housing residents consistent

with the Authority's PHA Plan, CFP Plans, and Energy Plan.






September 27, 2013.

The 227 Bay units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.




227 Bay Street will be maintained, repaired, and rehabilitated to the extent possible within current

funding constraints to retain their long term viability. Capital improvements will be phased in

accordance with the most recent CFP Annual and Five Year Plans and subsequent plans to address

the necessary improvements with limited funding. In addition to maintenance, management and

resident education on energy conservation measures, this site will be target for potential new

energy conservation measures to add to the already completed through the Energy Services

Contracting (ESCo).











Page 131 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 227 Bay

Street, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Exterior treatment includes control services, as needed, for ants and mice. Contractor shall

service twice per month all common areas including but not limited to offices, laundry rooms,

lobby, and dumpster areas within the apartment complex.



Page 132 of 508









227 Bay Street: The common area cleaning and maintenance are done by the Maintenance

Generalist II (with the assistance of the Maintenance Generalist I) who is also charged with

policing the site, picking up trash, cleaning up at the trash room and trash chutes, and distributing




per week


227 BAY ST. 1 M SPECIAL PICK UP BY APPT 1 -

3 M-W-F APARTMENT KEY CHARGE 1 26.58


APARTMENT 2 YARD CONTAINER 1 1,043.46

SURCHARGE 13.56

4 1,083.60

Page 133 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 134 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 135 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 136 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 137 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 138 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 139 of 508

AREA 3

AMP #976 & AMP #992

Ping Yuen North / 990 Pacific

San Francisco

Housing Authority

Page 140 of 508

CAL 1-18(6): Ping Yuen North

EIOP: 1962

Development type: 12 story concrete high-rise

Occupancy type: Senior and Family


Family: 150

Elderly: 44


1 Bedroom: 31

2 Bedroom: 99

3 Bedroom: 20


Structure type: Reinforced Concrete


Site Description

Ping Yuen North is located in San Francisco’s Chinatown district on Pacific Avenue at Stockton

Street. Apartments open onto exterior corridor balconies, and the main floor contains the project

office, garbage room, and boiler room. The ground floor of the Pacific Avenue block contains

community spaces and a common kitchen.

Onsite parking is available for approximately 40 cars, with a large portion located in an

underground parking lot beneath a newly constructed residential building. The western half of

the site contains a basketball court, a tot lot and plantings. Site plantings are limited to small

concrete planters and a continuous planting strip along the western edge of the site. All other

areas are paved with concrete.


The building is constructed entirely of cast-in-place concrete. The roof is low slope in

configuration, draining to interior building drains. Many of the exterior balcony drains are

blocked with dirt and rusted, causing the surrounding concrete surfaces to spall. Dwelling unit

access is from exterior corridor balconies that are accessed from the stairwells or elevators.


Boilers supply domestic hot water and heating for unit radiators. The main electrical panel is

located in the electrical room. Sub-panels have circuit breakers for groups of units on each floor

and each unit has its own circuit breaker panel. Three traction elevators and two stairwells

provide vertical circulation.

Unit Interiors

The unit finishes consist of painted concrete ceilings and walls. Interior partitions have a plaster

wall finish. The floor coverings throughout the units are resilient tile. Smoke detectors have been

installed in all the units. There is also a fire sprinkler system with a single head above the entry

door in each unit.

Page 141 of 508



Summary of Issues

The window frames are corroded and don’t function and should be replaced. The Elevators are in

need of replacement. Ping Yuen North has a limited sprinkler system with sprinkler units installed

only at unit entries. The system needs to be upgraded to provide complete protection.


Ping Yuen North is a potential candidate for Mixed Finance Modernization or Disposition to

Partnership with SFHA Affiliate Manager General Partner. As part of the fiscal strategy plan, it is

critical for the Authority to leverage all available federal dollars by applying for applicable HUD

programs. Therefore, the plan includes applying for Project Based Rental Assistance and/or

Project-Based Vouchers under the federal Rental Assistance Demonstration Program (RAD).

Applications for the RAD Program were approved by the Authority Board of Commissioners on

September 26, 2013.

The Ping Yuen North units requested conversion for RAD are scheduled under Phase II






January 2014.

The Ping Yuen North site is proposed for Section 18 application and subsequent disposition.





affordability.










Page 142 of 508




UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Ping Yuen

North, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.

Page 143 of 508














Ping Yuen North: The common area cleaning and maintenance are done by the Maintenance





Service Address Times per

week Days Service Description Units

Current Charges

838 PACIFIC AVE. 1 -T- RECYCLING DISCOUNT 16% 1 (42.62)

COMM PRODUCE 4-64 GL TOTER 1 280.31

2 -T--F- RECYCLING DISCOUNT 16% 1 (166.70)

COMM 6 96 GAL RECYCLING 1 1,096.69

3 -T-W-F RECYCLING DISCOUNT 16% 1 (671.16)

2 YD COMPACTOR 2 4,415.53

SURCHARGE -

7 4,912.05

Page 144 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 145 of 508

SEMI-

MONTHLY

Date last

completed Wheelchair Lifts Description To be performed

by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 146 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 147 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 148 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 149 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 150 of 508

CAL 1-19 (1): 990 Pacific

EIOP: 1970

Development Type: Mid-rise


Number of units: 92

Family: 0

Elderly: 92


One bedroom: 18

Structure Type: Reinforced concrete



Site Description

990 Pacific Avenue is a seven story concrete mid-rise building located at the corner of Mason

Street and Pacific Avenue. The building and the site are both L-shaped and slope from south to

north. Landscaping consists of paved pedestrian areas, including ramped walks with handrails,

and planters containing plants, trees, and flowers.


The foundation is slab on grade and the building is painted concrete walls. The first floor has a

parking garage, utility rooms and four dwelling units. The main entrance to the building is on the

second floor that contains the community spaces and the manager’s offices. The roof is flat and

steps down, forming roof terraces at both wings. Dwelling units are accessed through a double-

loaded interior corridor that serves one wing, and a concrete balcony corridor that serves the other

wing.


Two boilers provide both heat and domestic hot water. Electric panels are circuit breaker type

located in each unit. Two traction elevators and two interior stairwells provide vertical circulation.

An intercom system allows the tenants to provide building access from their apartments.

Unit Interiors

Interior finishes consist of gypsum wallboard walls and ceilings. The floor coverings are resilient

tile and sheet vinyl.

Page 151 of 508


There is asbestos pipe insulation that should be replaced. There is vinyl asbestos tile present that

will eventually need to be removed.

Summary of Issues

The casework is worn out and in need of replacement. Upgrade and hold. This property is sound

and fit well into the surrounding neighborhoods in both scale and building types. Vacancy and

turnover rates are low, and tenant accounts receivables are low. They require only moderate

rehabilitation identified in the 2007 Comprehensive Physical Needs Assessment to continue to

provide decent housing for public housing residents consistent with the Authority's PHA Plan,

CFP Plans, and Energy Plan.


990 Pacific will be maintained, repaired, and rehabilitated to the extent possible within current






Contracting (ESCo).






September 27, 2013.

The 990 Pacific units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.













Page 152 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 990

Pacific, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.




Page 153 of 508











990 Pacific: The common area cleaning and maintenance are done by the Maintenance Generalist

II (with the assistance of the Maintenance Generalist I) who is also charged with policing the site,

picking up trash, cleaning up at the trash room and trash chutes, and distributing notices to

uncompliant tenants.



per week


990 PACIFIC AVE. 1 -T----- COMINGLED - RECYCLING 64 GAL 2 -



KEY CHARGE 1 8.86


3 -TW-F--

APARTMENT 1YD COMPACTOR 1 1,177.80

SURCHARGE 15.31

8 1,201.97

Page 154 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 155 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 156 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 157 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 158 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 159 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 160 of 508

AREA 3

AMP #977

1880 Pine / 1760 Bush

San Francisco

Housing Authority

Page 161 of 508

CAL 1-23: 1880 Pine

EIOP: 1974


Occupancy type: Senior


Family: 0

Elderly: 113

Bedroom distribution: Studio: (98)

One bedroom: (14)

Two bedroom: (1)


Type of building: Reinforced concrete


Site Description

The senior residence building of 1880 Pine is located on Pine Street between Gough and Octavia.

The building is of rectangular shape, but balconies off each unit swing out at 30° angles giving

both the west and east facades a saw tooth look. The building raises 12 stories above grade and

houses 113 dwelling units, which occupy the third through twelfth floors. Two fire stairs, one at

each end of the building, and two elevators at the south end provide access to the units. The first

two floors contain all mechanical equipment for the building, as well as all public spaces, offices

and a parking garage.

The site, although located on top of a hill, is relatively flat. The landscaping at 1880 Pine wraps

around the building on the east, north and west sides. The area of landscaping is quite large and

can be accessed both from the building and from the street.


The building is constructed of reinforced concrete. The exterior concrete is painted. The roof is a

flat built-up system. Exterior window frames are aluminum. Doors are metal and glass.

Public areas include the lobby, garage, community room, offices, and laundry room.


All units and common spaces are heated by a hydronic radiation system. Two boilers supply the

hot water for this heating system as well as the domestic hot water.

Larger electrical panels are located in high demand areas while individual dwellings have

smaller standard size breaker boxes. Two traction type elevators serve all 12 floors.

Unit Interiors

Interior finishes consist of plaster walls and painted gypsum wallboard ceilings. The floor

coverings are resilient tile and sheet vinyl.

Page 162 of 508


Vinyl asbestos tile will eventually require abatement. Damaged concrete walk surfaces in

isolated areas may cause tripping hazards.







1880 Pine Street will be maintained, repaired, and rehabilitated to the extent possible within

current funding constraints to retain their long term viability. Capital improvements will be phased

in accordance with the most recent CFP Annual and Five Year Plans and subsequent plans to

address the necessary improvements with limited funding. In addition to maintenance,

management and resident education on energy conservation measures, this site will be target for

potential new energy conservation measures to add to the already completed through the Energy

Services Contracting (ESCo).






September 27, 2013.

The 1880 Pine units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.













UPCS Inspections




Page 163 of 508





This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 1880 Pine



area.

Painting

















Extermination





of pests.








Page 164 of 508







1880 Pine Street: The common area cleaning and maintenance are done by the Maintenance




Trash Collection


per week


1880 PINE ST. 1 -T----- BATTERY COLLECTION 1 -



2 -T--F--

APARTMENT 1.5YD COMPACTOR 1 1,177.85

SURCHARGE 15.31

6 1,193.16

Page 165 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 166 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 167 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 168 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 169 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 170 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 171 of 508

CAL 1-32: 1760 Bush

EIOP: 1972

Development type: Mid-rise



Family: 0

Elderly: 108


One bedroom: (24)

Two bedroom: (1)




Site Description

1760 Bush is located on Bush Street between Gough and Octavia. The building is rectilinear in

design and has a flat roof. It is eight stories high and contains 108 dwelling units. These are

housed on floors two through seven and are accessed by a fire stair at each end of the building

and by two elevators located in the middle of the building. A parking garage is also located on

this level and is entered on Bush Street. A concrete terrace is located above the garage and is

accessed on the second floor.

The site is located on top of a steep hill, but is relatively flat. The building divides the site into a

front and back yard. The front courtyard is well landscaped and provides direction towards the

entrance. The rear yard is sparsely landscaped.


The building is entirely constructed of reinforced concrete. The exterior concrete has a painted

finish. Exterior window frames are aluminum. Doors are metal. The roof is flat and covered by

a built-up system. Public spaces are mainly located on the ground floor and include an entrance

lobby, garage, community room, clinic, and manager’s office. A concrete terrace is located

above the garage and is accessible on the second floor.


All units and common areas are heated by a hydronic radiation system. Two boilers supply the

hot water. The same boilers, along with solar panels on the roof, supply the domestic hot water.

Electrical panels for the units and common areas are circuit breaker types.

Unit Interiors

Interior finishes consist of plaster walls and painted concrete ceilings. The floor coverings are

resilient tile and carpet.


Smoke/fire detectors are present in dwellings but missing from common areas. Asbestos tile will

eventually need removal.

Page 172 of 508

Summary of Issues The building elevators and heat exchanger #1 are at the end of their life cycles and need

replacement. The present air distribution ductwork is inadequate and will require retrofitting to

provide proper ventilation. The casework in the dwellings is generally in need of repair.







1760 Bush Street will be maintained, repaired, and rehabilitated to the extent possible within












The 1760 Bush Street units requested conversion for RAD are scheduled under Phase II














UPCS Inspections




Page 173 of 508





This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 1760 Bush



area.

Painting

















Extermination





of pests.








Page 174 of 508







1760 Bush Street: The common area cleaning and maintenance are done by the Maintenance




Trash Collection


per week


1760 BUSH ST 1 -M- BATTERY COLLECTION 1 -


-T- APT ORGANICS 64 GAL GREEN 2 -

2 -T-F- APARTMENT KEY CHARGE 1 17.72



SURCHARGE 19.34

17 1,524.76

Page 175 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 176 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 177 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 178 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 179 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 180 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 181 of 508

AREA 3

AMP #979

Woodside Gardens

San Francisco

Housing Authority

Page 182 of 508

CAL 1-18 (10): Woodside Gardens

EIOP: 1962

Development type: 10 Story High Rise



Family: 0

Elderly: 110

Bedroom Distribution: Studio (87)

1 Bedroom (22)

2 Bedroom (1)


Structure type: Concrete


Site Description

Woodside Gardens is a ten-story high-rise located near San Francisco’s Laguna Honda Hospital. The

ground floor contains a small lobby with two elevators that connect to the main public floor and

apartments above. The second floor contains the main public spaces, including a common kitchen,

meeting room, public restrooms and a manager’s office. Floors two through ten contain studio and

one-bedroom style apartments.

The landscaping consists mostly of trees with some lawn areas. There is an asphalt parking lot with

18 spaces.


The building structure consists of reinforced cast-in-place concrete. The roof is a torch down asphalt

and was replaced in 2000. Dwelling unit access is through interior corridors.


The mechanical equipment room and a trash room are accessible through a secondary ground floor

entrance. The two boilers provide both heat and domestic hot water.

Electric panels are circuit breaker type located in each unit. Two traction style elevators provide

vertical circulation.

Unit Interiors

The apartment interiors consist of gypsum wallboard ceiling and wall surfaces. Floor coverings

throughout the building are resilient tile.

Page 183 of 508



Summary of Issues

The window frames and hardware are failing and require replacement.



low. They require only moderate rehabilitation identified in the 2007 Comprehensive Physical Needs

Assessment to continue to provide decent housing for public housing residents consistent with the

Authority's PHA Plan, CFP Plans, and Energy Plan.


Woodside Gardens will be maintained, repaired, and rehabilitated to the extent possible within current




resident education on energy conservation measures, this site will be target for potential new energy

conservation measures to add to the already completed through the Energy Services Contracting

(ESCo).

As part of the fiscal strategy plan, it is critical for the Authority to leverage all available federal dollars

by applying for applicable HUD programs. Therefore, the plan includes applying for Project Based

Rental Assistance and/or Project-Based Vouchers under the federal Rental Assistance Demonstration

Program (RAD). Applications for the RAD Program were approved by the Authority Board of

Commissioners on September 26, 2013 and submitted to HUD on September 27, 2013.

The Woodside Gardens units requested conversion for RAD are scheduled under Phase I Applications











funding.

UPCS Inspections





Page 184 of 508




includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Woodside Gardens,



Painting

















Extermination





Exterior treatment includes control services, as needed, for ants and mice. Contractor shall service

twice per month all common areas including but not limited to offices, laundry rooms, lobby, and

dumpster areas within the apartment complex.








Page 185 of 508




Woodside Gardens: The common area cleaning and maintenance are done by the Maintenance

Generalist II (with the assistance of the Maintenance Generalist I) who is also charged with policing

the site, picking up trash, cleaning up at the trash room and trash chutes, and distributing notices to




per week


255 WOODSIDE AVE

1 M------ APARTMENT 96 GALLON CART 3 247.95


2 M--T---


-T--F--


3 M-W-F--


SURCHARGE 12.89

12 1,004.69

Page 186 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 187 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 188 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 189 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 190 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 191 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 192 of 508

AREA 3

AMP #983

Clementina Towers

San Francisco

Housing Authority

Page 193 of 508

CAL 1-21: Clementina Towers

EIOP: 1971

Development Type: 13 Story High-rise



Family: 0

Elderly: 414

Bedroom Distribution:

Studio 339

1 Bedroom 75


Type of building: Reinforced Concrete


Site Description

Clementina Towers is located on Clementina Street between 4th and 5th. The complex consists of

two high-rise buildings with flat roofs. The buildings are set across from each other and are

connected by a canopy-covered walkway at ground level. The two buildings are identical in plan.

The ground floor contains all common rooms and offices.

The site is relatively flat and is rectilinear in shape. Landscaped areas are irrigated grass and

located all around both buildings and parking areas are located at the north end of the site and to

the east of the buildings. An enclosed paved patio area is located off the community room of

each building.


Both buildings are constructed entirely of reinforced concrete. The roof covering of both buildings

is built-up tar and gravel and is of low slope configuration, draining to an interior drainage system.

All units are accessed by interior corridors, which are served by two elevators. Each unit has an

exterior concrete balcony with metal railings that is accessed from the living room.


All units, common areas, and corridors are heated by a hydronic radiation system. This system is

run off of two main boilers and also provides domestic hot water for the buildings.

Electrical panels are circuit breakers for high demand areas, while two-switch breaker boxes are

located in each unit. There are two traction type elevators located in each building.

Unit Interiors

The unit finishes consist of painted concrete ceilings and concrete wall finishes. The floor

coverings are resilient tile and sheet vinyl.

Page 194 of 508


There is vinyl asbestos tile present that will eventually need to be removed. There is asbestos pipe

insulation that will need to be replaced.

Summary of Issues

Single-paned windows are present throughout the building, replace the single-pane windows with

energy efficient double-paned windows. Central vent and exhaust, six fans have to be replaced at

the roof top. The elevators are continually breaking down and should be replaced. The building

interiors have not been painted for more than eight years and have patches, scratches, and other

cosmetic damage, repaint the interior surfaces. The kitchens in all of the senior housing units need

to be rehabilitated. The outlets and switches are old and outdated. Carbon monoxide/ smoke / fire

detectors has to be installed to comply with current State and Local codes.


Clementina Towers is a potential candidate for Mixed Finance Modernization or Disposition to

Partnership with SFHA Affiliate Manager General Partner. As part of the fiscal strategy plan, it is

critical for the Authority to leverage all available federal dollars by applying for applicable HUD

programs. Therefore, the plan includes applying for Project Based Rental Assistance and/or

Project-Based Vouchers under the federal Rental Assistance Demonstration Program (RAD).

Applications for the RAD Program were approved by the Authority Board of Commissioners on

September 26, 2013.

The Clementina Towers units requested conversion for RAD are scheduled under Phase II














UPCS Inspections





Page 195 of 508




This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Clementina

Towers, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.








Page 196 of 508







Clementina Towers: The common area cleaning and maintenance are done by the Maintenance






per week


320-30 CLEMENTINA ST SURCHARGE -

ADJUST FINANCE CHARGE 1 (0.63)

On-Call

CART RENTAL 2 62.72

3 62.09

320 CLEMENTINA ST/320-30

1 ---T--- APT ORGANICS 64 GAL GREEN 4 -

-T----- COMINGLED - RECYCLING 96 GAL 6 -

2 -T--F-- APARTMENT 3 YD CONTAINER 3 1,043.46

APARTMENT 15 YD CONTAINER 3 1,565.22

SURCHARGE 33.91

16 2,642.59

Page 197 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 198 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 199 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 200 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 201 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 202 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 203 of 508

AREA 3

AMP #984

2698 California / JFK Towers

San Francisco

Housing Authority

Page 204 of 508

CAL 1-35: 2698 California

EIOP: 1972



Number of units: 40

Family: 0

Elderly: 40


1 Bedroom (8)

2 Bedroom (1)

Structure Type: Reinforced

Masonry



Site Description

The site is located at the corner of California and Scott Streets, with the entrance to the lobby on

California Street. The four story wood frame and masonry building includes a ground floor

parking garage.

The landscaping and courtyards include lawn, trees, shrubs, and benches.


The building exterior is a combination of concrete, brick, and wood siding and stucco. Common

spaces are located on the first floor and include a social room, laundry, and a management office.

The roof is a torch down asphalt shingle design and has about 700 square feet of deck for public

use. The dwellings are accessible by an elevator, two enclosed stairwells, and an interior double

loaded corridor on each floor.


Two boilers provide heat and domestic hot water throughout the entire building. Electric panels

are circuit breaker style and located in each unit. A hydraulic elevator and stairs provide vertical

circulation.

Unit Interiors

Interior finishes consist of gypsum wallboard walls and ceilings with resilient tile and sheet vinyl

flooring with carpeting in most of the common spaces.

Page 205 of 508



Summary of Issues

The kitchen cabinet casework is falling apart and needs to be replaced.







2698 California will be maintained, repaired, and rehabilitated to the extent possible within current






Contracting (ESCo).






The 2698 California units requested conversion for RAD are scheduled under Phase II














Page 206 of 508

UPCS Inspections









California Street, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc.

SFHA staff shall use inspection forms similar to those used by REAC Inspectors for each building

and each area.

Painting

















Extermination





of pests.




Page 207 of 508











2698 California Street: The common area cleaning and maintenance are done by the Maintenance






per week


2698 CALIFORNIA ST 1 --W---- COMINGLED - RECYCLING 96 GAL 2 -


2 M--T--- APARTMENT KEY CHARGE 1 17.72

APT 2YD 1 695.64

SURCHARGE 9.04

6 722.40

Page 208 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 209 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 210 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 211 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 212 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 213 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 214 of 508

CAL 1-18 (1): John F. Kennedy Towers

EIOP: 1974

Development Type: High-rise


Number of units: 98

Family: 0

Elderly: 98


One bedroom (21)

Two bedroom (1)

Structure Type: Reinforced concrete



Site Description

John F. Kennedy Towers is located at 2451 Sacramento Street, near Webster. The building is a

half-moon shape when viewed in plan and rises eleven stories to a flat roof.

The site is relatively flat with a gradual slope from west to east. Because of the building’s shape,

a half circle courtyard is formed in front of the building and a large backyard area is left behind

the building. The front courtyard space contains extensive landscaping with a central water

fountain. The backyard area is mostly a paved terrace space with a strip of landscaping running

between the terrace and an access ramp coming from the parking area. Parking is on site and

located to the west of the building. It can be accessed from Sacramento Street. There is a walkway

with stairs on the east side of the building connecting the rear of the building and the service areas

to the street.


The building is constructed out of site-cast concrete. The concrete displays no apparent

deterioration, and has recently been repainted. The exterior windows, doors, and frames are

original to the building and date back to 1974.

All 98 units are accessed by exterior walkways that are cantilevered off of the building at each

floor. The ground level houses all common spaces, offices, the laundry, and mechanical rooms.

The roof is a membrane system sloping to an interior drainage system.


All units and common areas are heated by hydronic radiation run off of two main boilers. The

boilers also provide hot water to the building. Electrical panels are circuit breaker type and are

located in each unit. Two elevators and two fire stairs access all floors of the building.

Unit Interiors

Unit finishes consist of plaster over concrete walls and ceilings. Flooring in the units is chiefly

resilient tile with sheet vinyl in the bathrooms. Asbestos tile was observed in many units. The

cabinets in the kitchen are original and date back to 1966.

Page 215 of 508



Summary of Issues

The elevators have continual maintenance issues and should be replaced.







John F. Kennedy Towers will be maintained, repaired, and rehabilitated to the extent possible

within current funding constraints to retain their long term viability. Capital improvements will

be phased in accordance with the most recent CFP Annual and Five Year Plans and subsequent

plans to address the necessary improvements with limited funding. In addition to maintenance,









The John F. Kennedy Towers units requested conversion for RAD are scheduled under Phase II














Page 216 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At John F.

Kennedy Towers, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc.


and each area.

Painting

















Extermination



which they exist. It is the desire of SFHA for Contractor to work in partnership with its residents

to undertake a program of Integrated Pest Management (IPM) in the treatment of pests.






Page 217 of 508









John F. Kennedy Towers: The common area cleaning and maintenance are done by the


charged with policing the site, picking up trash, cleaning up at the trash room and trash chutes, and




per week


2451 SACRAMENTO ST. 1 -T----- APT ORGANICS 64 GAL GREEN 2 -


--W---- COMINGLED - RECYCLING 64 GAL 1 -


2 -T--F-- APARTMENT 2YD COMPACTOR 1 1,570.40

SURCHARGE 20.42

8 1,590.82

Page 218 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 219 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 220 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 221 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 222 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 223 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 224 of 508

AREA 4

AMP #978

Rosa Parks

San Francisco

Housing Authority

Page 225 of 508

CAL 1-18 (5): Rosa Parks

EIOP: 1962




Family: 0

Elderly: 198


One bedroom (100)

Two bedroom (77)

Four bedroom (2)




Site Description

Rosa Parks was completely renovated in 1984, and at that time was turned into senior housing.

The complex is composed of one apartment building and another building that is leased to the

Parks & Recreation Department that houses the Senior Recreation Center. The site is relatively

flat and is bordered on three sides by city streets and on the fourth by a pedestrian mall. The site

is completely enclosed within welded steel security fencing. The building is situated in the center

of the site with the main entry from the north, while the Senior Recreation Center is located in the

southeast corner of the property. Paved pedestrian areas with benches enclose the landscaped

grounds. Some are protected by overhead trellises. A covered area in the front connects the

building to the street. There are two parking lots on the north side.


The building at Rosa Parks is a single high-rise with two wings perpendicular to the main building

section. The first floor houses the majority of the community space. The building office, lobby,

community rooms, and kitchen are located here. Laundry facilities are located on the first and sixth

floors, and two additional community rooms along with a hydrotherapy room are located on the

top floor. The building is a site-cast concrete structure. Its painted surfaces appear in good

condition. The aluminum windows and metal doors were updated during a previous renovation

effort in 1984. The roof contains a terrace with planters. The roof and terrace are built-up roofing

systems – the terrace without ballasting.


The units are heated by hydronic radiation using water from a boiler. Electric baseboards heat the

smaller community rooms on the top floor, while the large community rooms on the ground floor

have forced air systems. Three elevators and four stairwells complete the vertical circulation within

the building. The electrical system includes both fuses and circuit breakers. The building has a

fire-suppression sprinkler system throughout.

Unit Interiors

The interior finishes consist of painted concrete ceilings, and plaster-finished concrete walls. The

flooring is resilient tile. During the renovation in 1984, the kitchen cabinets were replaced along

with the appliances.

Page 226 of 508



Summary of Issues

The building exterior walls are in need of waterproofing. The sewer system needs to be upgraded.

Entire building needs to be repainted and waterproofed. Portions of coping have lost integrity and

need to be replaced. Stairs show signs of weathering and require patching and sealing. The

smoke/fire detection system needs to be replaced due to age. The single wall bottom casings are

to be replaced with double wall casings. Several interior areas have wall surfaces that are damaged

and need to be repaired. The building interiors have not been painted for more than eight years and

have patches, scratches, and other cosmetic damage. The floors throughout the facility are worn

and damaged. Asbestos is present and needs to be abated and replaced with resilient flooring. The

kitchens in all of the senior housing units need to be rehabilitated. Many units have range / hoods

that are old and inadequate; these need to be replaced to meet current needs. Intercom needs to be

replaced to meet current needs. The elevators need complete modernization.


Rosa Parks is a potential candidate for Mixed Finance Modernization or Disposition to Partnership

with SFHA Affiliate Manager General Partner. As part of the fiscal strategy plan, it is critical for

the Authority to leverage all available federal dollars by applying for applicable HUD programs.

Therefore, the plan includes applying for Project Based Rental Assistance and/or Project-Based

Vouchers under the federal Rental Assistance Demonstration Program (RAD). Applications for

the RAD Program were approved by the Authority Board of Commissioners on September 26,

2013.

The Rosa Parks units requested conversion for RAD are scheduled under Phase II Applications on

2014.





January 2014.

The Rosa Parks site is proposed for Section 18 application and subsequent disposition.





affordability.



Page 227 of 508











UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Rosa Parks,



Painting

















Extermination




Page 228 of 508


of pests.














Rosa Parks: The common area cleaning and maintenance are done by the Maintenance Generalist

II (with the assistance of the Maintenance Generalist I) who is also charged with policing the site,




Service Address Times per week


1251 TURK ST 1 M------ APARTMENT KEY CHARGE 1 8.86


APT 3YD 1 521.73

5 MTWTF APARTMENT KEY CHARGE 1 44.30

APT 3YD 1 2,608.65

EXTRA SERVICE 1 349.92

SURCHARGE 45.24

7 3,578.70

1010 WEBSTER ST 2 30 YD DEBRIS BOX, OPEN 2 1,310.00

SURCHARGE -

2 1,310.00

Page 229 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 230 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 231 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 232 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 233 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 234 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 235 of 508

AREA 4

AMP #980

Mission Dolores

San Francisco

Housing Authority

Page 236 of 508

CAL 1-18 (13): Mission Dolores

EIOP: 1967

Development type: 10 Story High-rise


Number of units: 92

Family: 0

Elderly: 92


One bedroom: (23)




Site Description

The Mission Dolores Senior Apartments are located on 15th Street between Guerrero and Mission

Streets. The site is relatively flat and can be divided into three parts: the building structure, parking

area, and a large outdoor common space. Landscaping at Mission Dolores consists primarily of a

large common area located behind the building. A large lawn area is surrounded by an exposed

aggregate concrete walkway that extends up to the rear entrance of the social hall. Resident

parking is located on the south side of the site.


The building is constructed entirely of cast in place concrete. The exterior finish is painted

concrete. The roof consists of built-up tar and gravel and drains to an interior drainage system.

The ten-story high rise contains 92 dwelling units, as well as common areas and staff offices. The

building is divided into two sections. The first section is seven stories tall and contains all the one-

bedroom units, which occupy the second through sixth floors of this section. The second section

houses all of the studio apartments, which occupy floors one through ten. The common spaces are

located on the ground floor with the exception of the laundry facilities that are located on the

seventh floor.

All of the dwelling units are accessed from exterior corridors, located on the 15th Street side. They

also serve as public balconies.


The units and common spaces of Mission Dolores are heated by a hydronic radiation system. This

system also provides domestic hot water for the units. The electrical panels are circuit breakers

type located in the units and common spaces. Two traction elevators and two stairwells provided

vertical circulation.

Page 237 of 508

Unit Interiors

The unit finishes consist of painted concrete ceilings and gypsum wallboard partition walls. The

floor covering is resilient tile and sheet vinyl.



Summary of Issues







Mission Dolores Street will be maintained, repaired, and rehabilitated to the extent possible within












The Mission Dolores units requested conversion for RAD are scheduled under Phase II














Page 238 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At Mission

Dolores, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff


area.

Painting

















Extermination





of pests.




Page 239 of 508











Mission Dolores: The common area cleaning and maintenance are done by the Maintenance






per week


1855 15TH STREET 1 ---T--- APT ORGANICS 64 GAL GREEN 3 -

--W---- COMINGLED - RECYCLING 96 GAL 6 -

3 M-W-F--


SURCHARGE 16.12

14 1,255.87

Page 240 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 241 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 242 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 243 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 244 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 245 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 246 of 508

AREA 4

AMP #981

350 Ellis / 666 Ellis

San Francisco

Housing Authority

Page 247 of 508

CAL 1-27: 350 Ellis

EIOP: 1971



Number of units: 96

Family: 0

Elderly: 96

Bedroom Distribution:

Studio: 72

One bedroom: 24


Structure type: Steel Frame


Site Description

350 Ellis is a 13-story high-rise building located between Taylor and Jones Streets. The site is

relatively flat, with minimal landscaping consisting of small planters scattered around the

building. Behind the building, there is an asphalt-paved parking lot with parking for 12 cars.


The building is of steel frame and concrete block construction with concrete slab floors at each

level. The first floor contains all the public spaces including a community room and kitchen,

restrooms and management offices. The roof is low-slope with a membrane covering and slopes

to interior building drains. There are two cable (hoist) type elevators, which serve all floors.

Access to dwelling units is through interior corridors.


The boiler room is located across a breezeway from the public spaces on the first floor. All

spaces are heated by a hydronic radiation system. The boilers also provide domestic hot water.

The electrical panels are the circuit breaker type. There is an electrical room near the community

room and individual panels in the units.

Unit Interiors

The unit finishes consist of acoustical tile ceilings and gypsum wallboard. The floor finish is a

combination of resilient tile and sheet vinyl. Each unit is equipped with a hard wired smoke

detector and an emergency call system.


The smoke/fire detection system is at the end of its life cycle and need replacement.

Summary of Issues

The single-pane windows need to be replaced with energy efficient double-paned windows. The

cable elevator system is old and the mechanical system needs to be updated. The building interiors

have not been painted for more than eight years and have patches, scratches, and other cosmetic

Page 248 of 508

damage. The building interiors have not been painted for more than eight years and have patches,

scratches, and other cosmetic damage. Suspended tiles show signs of weak, stain, & water damage

in scattered throughout the apts. The building interiors have not been painted for more than eight

years and have patches, scratches, and other cosmetic damage. The floors throughout the facility

are worn and damaged. Asbestos is present and needs to be abated and replaced with resilient

flooring. The kitchens in all of the senior housing units need to be rehabilitated. Replace all of the

casework and range / hoods that are old and inadequate.


350 Ellis is a potential candidate for Mixed Finance Modernization or Disposition to Partnership

with SFHA Affiliate Manager General Partner. As part of the fiscal strategy plan, it is critical for

the Authority to leverage all available federal dollars by applying for applicable HUD programs.

Therefore, the plan includes applying for Project Based Rental Assistance and/or Project-Based

Vouchers under the federal Rental Assistance Demonstration Program (RAD). Applications for

the RAD Program were approved by the Authority Board of Commissioners on September 26,

2013.

The 350 Ellis units requested conversion for RAD are scheduled under Phase II Applications on

2014.





January 2014.

The 350 Ellis site is proposed for Section 18 application and subsequent disposition.





affordability.













Page 249 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 350 Ellis,



Painting

















Extermination





of pests.








Page 250 of 508







350 Ellis: The common area cleaning and maintenance are done by the Maintenance Generalist II

(with the assistance of the Maintenance Generalist I) who is also charged with policing the site,




Service Address

Times per

week Days Service Description Units Current Charges

350 ELLIS ST. 1 -T----- COMINGLED - RECYCLING 96 GAL 1 -



2 -T--F--


SURCHARGE 18.09

5 1,409.37

Page 251 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 252 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 253 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 254 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 255 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 256 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 257 of 508

CAL 1-28: 666 Ellis

EIOP: 1971

Development Type: 13 Story High Rise



Family: 0

Elderly: 100


1 Bedroom. (23)




Site Description

666 Ellis Street is a 13-story high-rise located in San Francisco’s Tenderloin District. Site

plantings are limited to cylindrical planters, which enhance paved pedestrian areas. Along the

northern edge of the site, an outdoor recreation area has been set aside.


The building is constructed of poured in place reinforced concrete. The roof is built-up with an

asphalt surface material. The ground floor contains a small lobby with access to the mailroom.

Other ground floor spaces include two parking bays for four vehicles, a driveway, which links the

street with a rear parking lot, several mechanical rooms and a trash room.

The second floor contains a community room, common kitchen, building management offices and

the building manager’s apartment. Floors two through twelve contain studio and one-bedroom

apartments. All dwelling units are accessed from interior corridors.


Boilers provide domestic hot water to the spaces and heat to the dwellings. The common areas

are served by a forced air furnace system.

Electric panels are circuit breakers with a panel located in each dwelling unit and near the

common areas.

Two traction elevators and two stairwells provide vertical circulation.

Unit Interiors

Interior finishes consist of concrete and gypsum wallboard walls and ceilings. Floor coverings are

resilient tile and sheet vinyl.



Page 258 of 508

Summary of Issues

The window frames are corroded and do not function properly and need to be replaced.







666 Ellis Street will be maintained, repaired, and rehabilitated to the extent possible within current






Contracting (ESCo).






September 27, 2013.

The 666 Ellis units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.













UPCS Inspections





Page 259 of 508




This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 666 Ellis



area.

Painting

















Extermination





of pests.











Page 260 of 508




666 Ellis Street: The common area cleaning and maintenance are done by the Maintenance





Service Address

Times per


Current Charges

666 ELLIS ST. 1 -T----- SPECIAL PICK UP BY APPT 1 -

--W---- APT ORGANICS 64 GAL GREEN 3 -

2 -T--F-- COMINGLED - RECYCLING 96 GAL 4 -

APARTMENT 3 YD CONTAINER 1 1,043.46

SURCHARGE 13.56

9 1,057.02

Page 261 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 262 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 263 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 264 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 265 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 266 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 267 of 508

AREA 4

AMP #982

3850 18th Street / 101-103 Lundy’s Lane

San Francisco

Housing Authority

Page 268 of 508

CAL 1-20: 3850 18th Street

EIOP: 1971




Family: 0

Elderly: 107


1 Bedroom (19)


Type of building: Reinforced Concrete


Site Description

This senior apartment complex is located between Church and Sanchez Streets in the Mission District.

The site occupies an interior lot and borders on both 18th Street and Dorland Street. The complex

consists of two mid-rise buildings set across from each other. Both buildings are five-stories in height

with flat roofs.

The site is of moderate grade, sloping from north to south. The space between the two buildings is

terraced by small retaining walls. A covered walkway connects the two buildings at ground level.

Due to its "U" shape, 3850 - 18th has an interior courtyard, while Dorland has a small front yard on

the north side.

The landscaping of the complex consists of irrigated grass areas throughout the site and small shrubs

and trees in the space between the two buildings. Paved walkways and patios run throughout the

entire site and a paved ramping system for handicap access is located between the buildings.


Both buildings are constructed of reinforced concrete and the exterior finish is painted. The roofs are

built-up tar and gravel and drain to interior drainage systems. 3850 - 18th houses all common spaces

and offices for the complex on the ground floor and contains 63 dwelling units. Dorland has a parking

garage in the basement level and houses 44 dwelling units. All units in both buildings are accessed

from interior corridors.


Boilers and a hydronic radiation system heat the entire building. Domestic hot water is also provided

through this system. Each building contains a single hydraulic elevator that serves all floors of the

building. An interior stairwell provides emergency egress and additional vertical circulation. Electric

panels are circuit breaker type and located in each unit.

Page 269 of 508

Unit Interiors

The unit finishes consist of painted concrete ceilings and plaster wall finishes. The floor covering is

resilient tile.



Summary of Issues

None



low. They require only moderate rehabilitation identified in the 2007 Comprehensive Physical Needs

Assessment to continue to provide decent housing for public housing residents consistent with the

Authority's PHA Plan, CFP Plans, and Energy Plan.


3850 18th Street will be maintained, repaired, and rehabilitated to the extent possible within current




resident education on energy conservation measures, this site will be target for potential new energy


(ESCo).

As part of the fiscal strategy plan, it is critical for the Authority to leverage all available federal dollars

by applying for applicable HUD programs. Therefore, the plan includes applying for Project Based

Rental Assistance and/or Project-Based Vouchers under the federal Rental Assistance Demonstration

Program (RAD). Applications for the RAD Program were approved by the Authority Board of

Commissioners on September 26, 2013 and submitted to HUD on September 27, 2013.

The 3850 18th Street Holly Courts/Alemany units requested conversion for RAD are scheduled under

Phase I Applications on September 27, 2013.












funding.

Page 270 of 508

UPCS Inspections








includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 3850 18th Street,



Painting

















Extermination










Page 271 of 508









3850 18th Street: The common area cleaning and maintenance are done by the Maintenance






per week


3850 18TH STREET 1 F APT ORGANICS 64 GAL GREEN 3 -

M BATTERY COLLECTION 1 -


3 M-W-F- APARTMENT KEY CHARGE 2 53.16



SURCHARGE 15.04

18 1,225.30

Page 272 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 273 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 274 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 275 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 276 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 277 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 278 of 508

CAL 1-30: 101-103 Lundy’s Lane

EIOP: 1971



Number of units: 2

Family: 2

Elderly: 0

Bedroom Distribution: 3 bedroom (2)

Structure Type: Wood



Site Description

The project occupies a rectangular corner city lot bordered by streets on three sides. It consists of

two townhouse type units, which are roughly two stories over a crawlspace. The front of the lot is

paved for off-street parking, and contains a planter. The lot slopes upward from front to back. The

back consists of concrete patios separated by a wood privacy fence. A pedestrian sidewalk borders

the street side of the lot. A concrete retaining wall with a chain link fence borders the street and rear

lot lines. A single-family residence borders the remaining side.


The building is of wood frame construction with plywood siding. At the third level, wood balconies

overlook the rear courtyard below. The wood doors and aluminum windows are original and date

back to 1971. The roof is composed of asphalt shingles.


The two units are heated by forced-air gas furnaces. Each unit has a hot water heater, washer and

dryer connections, and circuit breaker panels.

Unit Interiors

With the exception of the kitchen and bathrooms, the interior is finished with plywood. Kitchens and

bathrooms are gypsum wallboard. Flooring is resilient tile.


There is asbestos tile present and will eventually need to be removed. The interior stairways are

structurally unsound and need replacement. Some unit smoke detectors are nonfunctional and need

replacement.

Page 279 of 508

Summary of Issues

The retaining wall is showing evidence of cracking, water penetration and surface damage and needs

replacement.


101-103 Lundy’s Lane is planned for disposition with the proceeds of sales going to develop

additional public housing on other sites. Lundy lane is a scattered site units and has higher than

average maintenance costs and extensive physical needs. Disposition of this site will leverage funds

for the Authority to use at public housing sites planned for revitalization..










funding.

UPCS Inspections








includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 101-103 Lundy’s

Lane, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff shall

use inspection forms similar to those used by REAC Inspectors for each building and each area.

Painting










Page 280 of 508








Extermination


















101-103 Lundy’s Lane: The common area cleaning and maintenance are done by the Maintenance






per week


101-103 LUNDY LANE

1 ----F-- COMINGLED-RECYCLING 32 GALLON

1 -


Page 281 of 508

SURCHARGE 0.72

2 55.82

Page 282 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

In heating season, check that the water heater is running smoothly and that there are no leaks.

WEEKLY

Date last



Date Date2 Date3

Check site lighting, after dark. Be sure that all site lighting operates after dark, and turns off at daylightHave blown bulbs or broken fixtures replaced or repaired promptly.

Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

FALL Date last

completed


by Date Date

2

Date

3 Outside faucets Inspect for proper operation. Check for leaks In-house

Maintenance Mechanic





by Date Date

2

Date


backsplash. Recaulk where required. In-house Property Manager/Maintenance Mechanic




Page 283 of 508



Electrical and

appliances


by Date Date

2

Date

3 Exhaust fan systems




by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date





Page 284 of 508








by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 285 of 508

AREA 4

AMP #985

1750 McAllister / 200 Randolph

4101 Noriega / 2206-2268 Great Highway

San Francisco

Housing Authority

Page 286 of 508

CAL 1-19 (2): 1750 McAllister

EIOP: 1974



Number of units: 97

Family: 0

Elderly: 97


1 Bedroom (21)

2 Bedroom (1)




Site Description

1750 McAllister is a 12-story high-rise structure with a one-story connecting wing. The adjoining

wing contains a social hall, meeting room, common kitchen area and support spaces.

The social hall has access to an outdoor courtyard enclosed with retaining walls and a planter.

The meeting room and lobby have access to a smaller courtyard at the rear of the building. Located

on the twelfth floor is a space originally intended as a sunroom.

On-site parking is available for 12 cars.

Landscaping has an irrigation system and consists of lawn, shrubs, and trees surrounding the

courtyards.


Constructed entirely of reinforced concrete, the original structure and walls are still in sound

condition. The roof structure is built up asphalt and drains to interior storm piping. Dwelling units

and common areas are accessed through interior corridors.


There are two boilers located in the penthouse. One boiler provides domestic hot water and the

other provides hydronic heat to all the dwellings and common spaces.

Electrical panels are circuit breaker type located in each unit.

Two traction elevators and two stairwells provide vertical circulation.

Page 287 of 508

Unit Interiors

The units consist of painted concrete walls and ceilings with resilient floor covering.


None

Summary of Issues

The irrigation system does not function properly. The trash compactor is no longer adequate and

needs to be upgraded. The roof fans for 11H, 8H, 5H, and the top need to be replaced. The building


cosmetic damage. The kitchens in all of the senior housing units need to be rehabilitated. The

mailboxes need to be replaced.


1750 McAllister Street will be maintained, repaired, and rehabilitated to the extent possible within












The 1750 McAllister Street units requested conversion for RAD are scheduled under Phase II














Page 288 of 508

UPCS Inspections









McAllister Street, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc.


and each area.

Painting

















Extermination





of pests.




Page 289 of 508











1750 McAllister Street: The common area cleaning and maintenance are done by the Maintenance





Service Address

Times per


Current Charges

1750 MCALLISTER ST

1 M BATTERY COLLECTION 1 -

T COMINGLED - RECYCLING 96 GAL 2 -


S CONTAINER RENT 1 32.16

5 MTWTF APT 2YD 1 1,739.10

SURCHARGE 22.61

6 1,793.87

Page 290 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 291 of 508

SEMI-

MONTHLY

Date last


by Date Date2 Date

3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 292 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 293 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 294 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date










Page 295 of 508



by Date Date

2

Date






by Date Date

2

Date





Contractor:












Page 296 of 508

CAL 1-34: 200 Randolph

EIOP: 1972



Number of units: 16

Family: 16

Elderly: 0


3 Bedroom: (2)

4 Bedroom: (6)




Site Description

200 Randolph Street is located at the corner of Randolph and Head Streets. A sixteen unit, three-

story walk-up, fronts Head Street and another ten-unit walk-up faces Randolph Street. A

detached one-story community room occupies the northwest corner of the site. The site has a

moderate slope increasing in elevation from Randolph Street northward. The configuration of

the site permits cars to enter garages at one level of the site and residents to enter units above

garages at another level. Site landscaping is limited to small planting areas along the street and a

terraced yard adjacent to the community room.


The buildings have eight-foot concrete block foundation walls and wood framing above. The

exterior is finished with stucco. A pitched roof with asphalt shingles is used on all three

buildings. Window frames are aluminum. Doors are both wood and metal. Public space

consists of the community room, garage, and garbage room.


Each unit has its own-ducted furnace. One boiler provides domestic water. Individual units

have two switch electrical breaker boxes.

Unit Interiors

Interior finishes consist of painted gypsum wallboard walls and ceilings. The floor coverings are

resilient tile.


None

Page 297 of 508

Summary of Issues

The roof and gutters on the community building requires extensive repair or replacement.


scale and building types. They require only moderate rehabilitation identified in the 2007

Comprehensive Physical Needs Assessment to continue to provide decent housing for public

housing residents consistent with the Authority's PHA Plan, CFP Plans, and Energy Plan.


200 Randolph Street will be maintained, repaired, and rehabilitated to the extent possible within

















UPCS Inspections









Randolph Street, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc.


and each area.

Page 298 of 508

Painting

















Extermination





of pests.














200 Randolph Street: The common area cleaning and maintenance are done by the Maintenance


Page 299 of 508



Trash Collection


per week


200 RANDOLPH STREET

1 M------ COMINGLED - RECYCLING 96 GAL

1 -

APARTMENT 32 GALLON CART

16 440.80

SURCHARGE 5.73

17 446.53

Page 300 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

FALL

Date last

completed


by Date Date

2

Date







In-House plumber

Page 301 of 508






by Date Date

2

Date








Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems






by Date Date

2

Date


or missing shingles. Check vents and louvers for birds, nests, squirrels, and insects. Check


Page 302 of 508








In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date












by Date Date

2

Date

3

Page 303 of 508






by Date Date

2

Date





Contractor:












Page 304 of 508

CAL 1-34: 4101 Noriega

EIOP: 1972



Number of units: 8

Family: 8

Elderly: 0

Bedroom Distribution: Two-bedroom (3)

Three-bedroom (3)

Four-bedroom (2)




Site Description

This development occupies the corner lot of Noriega and 48th Avenue. The building footprint

covers about 3/4 of the relatively flat site, leaving two well-defined sections of landscaping. One

section is a central courtyard and the other is located at the corner of Noriega and 48th Avenue,

which is the main entrance to the complex. On-site parking is limited to the small garages.

The landscaping is primarily grass with a few small planters located in the courtyard areas.

Building Envelope and Public Spaces Description The building is wood frame construction with a stucco finish. This small building houses 8

dwelling units and is divided into three parts. The first is three stories and contains three 3-

bedroom units located over a two-car garage and accessed by an exterior stair. The second consists

of a two-car garage and one 2-bedroom unit on the ground floor. The second floor houses two 4-

bedroom units and a third 2-bedroom unit accessed by an exterior stairway. The third part is a

ground level community room that is located between the two dwelling sections. The building has

a pitched roof with asphalt shingles and drains to gutters and downspouts.

Two exterior concrete and steel stairways, one serving each section, provide access to all floors

and units. A fire escape is also provided for each section as a second means of egress.


A building boiler located on the ground floor generates domestic hot water. Individual furnaces in

each unit provide heating and ventilation.

Unit Interiors

The interior finishes in units at 4101 Noriega consist of textured and painted gypsum board on

both walls and ceilings. The floor coverings consist of resilient tile in all rooms.


Page 305 of 508

There is vinyl asbestos tile present that will eventually need to be removed. There is lead based

paint present that needs to be removed.

Summary of Issues

Mailboxes are very inadequate and need replacement. The outside of the building has rust stains

and needs to be repainted. Single-paned windows are present throughout the building; replace them

with energy efficient double-paned windows. The canopy is surrounded by a drain which is bent

and needs to be replaced. Switchgear is old, inadequate and needs to be replaced to meet current

needs. Intercom system is inadequate and needs to be replaced to meet current needs. The building


cosmetic damage.


This property is sound and fit well into the surrounding neighborhoods in both scale and building

types. Vacancy and turnover rates are low, and tenant accounts receivables are low. They require

only moderate rehabilitation identified in the 2007 Comprehensive Physical Needs Assessment to

continue to provide decent housing for public housing residents consistent with the Authority's

PHA Plan, CFP Plans, and Energy Plan.


4101 Noriega Street will be maintained, repaired, and rehabilitated to the extent possible within

















UPCS Inspections







Page 306 of 508



Noriega Street, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA

staff shall use inspection forms similar to those used by REAC Inspectors for each building and

each area.

Painting

















Extermination





of pests.











Page 307 of 508




4101 Noriega Street: The common area cleaning and maintenance are done by the Maintenance




Trash Collection


per week


4101 NORIEGA ST 1 --W---- APT ORGANICS 64 GAL GREEN 1 -


2 M--T--- APARTMENT KEY CHARGE 1 17.72

COMINGLED - RECYCLING 96 GAL

2 -


SURCHARGE 8.60

9 696.38

Page 308 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

FALL

Date last

completed


by Date Date

2

Date







In-House plumber

Page 309 of 508






by Date Date

2

Date








Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems






by Date Date

2

Date




Page 310 of 508








In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date












by Date Date

2

Date

3

Page 311 of 508






by Date Date

2

Date





Contractor:












Page 312 of 508

CAL 1-35: 2206-2268 Great Highway

EIOP: 1972



Number of units: 16

Family: 16

Elderly: 0

Bedroom Distribution: Two-Bedroom 6

Three-Bedroom 10




Site Description

The apartments at 2206-2268 Great Highway are located in the Sunset District of San Francisco,

between Rivera and Santiago Streets on the north and south, 48th Avenue on the east, and Great

Highway on the west. The two townhouse-style buildings house all 16 dwelling units and are two

stories in height with pitched roofs.

The south building contains six three-bedroom units, while the north building houses four three-

bedroom units and six two-bedroom units. A private enclosed yard is provided for each unit. At

present, the yards are being enclosed with wooden fences.

The site is wider at the north end than the south, which gives it a wedge shape. It is relatively flat

and divided into two parts by the canopy-covered parking area that separates the two buildings.

Building Envelope and Public Spaces Description Both buildings are wood frame construction and the exterior finishes consist of painted stucco and

wood shingle siding. Each unit of the south building is offset to the unit beside it, giving the

building a jagged footprint. The north building is similar with the offset every two units. The

roofs of both buildings are pitched and covered with asphalt shingles and draining to exterior

gutters and downspouts. The dwelling units are accessed directly from the public sidewalks on

either 48th Avenue or Great Highway.


Unit furnaces and hot water heaters provide heating and domestic hot water generation.

The electric panels are circuit breakers with a main breaker box for each building containing a

breaker for each unit. Smaller two switch breaker boxes are located in each unit.

Unit Interiors

The interior finishes consist of textured and painted gypsum board on both walls and ceilings. The

floor covering is resilient tile throughout both buildings.

Page 313 of 508



Summary of Issues

The heating system has corrosion all over the piping and needs replacement. The outside of the

building has rust stains and needs to be repainted. Single-paned windows are present throughout

the building; replace them with energy efficient double-paned windows. Switchgear is old,

inadequate and needs to be replaced to meet current needs. Intercom system is inadequate and

needs to be replaced to meet current needs. The building interiors have not been painted for more

than eight years and have patches, scratches, and other cosmetic damage.








2206-2268 Great Highway will be maintained, repaired, and rehabilitated to the extent possible

within current funding constraints to retain their long term viability. Capital improvements will

be phased in accordance with the most recent CFP Annual and Five Year Plans and subsequent

plans to address the necessary improvements with limited funding. In addition to maintenance,














UPCS Inspections







Page 314 of 508


This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 2206-2268

Great Highway, this includes all laundry areas, lobbies, meeting rooms, program spaces, etc.


and each area.

Painting

















Extermination





of pests.












Page 315 of 508



2206-2268 Great Highway: The common area cleaning and maintenance are done by the


charged with policing the site, picking up trash, cleaning up at the trash room and trash chutes, and




per week


2206-68 GREAT HIGHWAY

1 M------ COMINGLED-RECYCLING 32 GALLON 16 -


RES ORGANICS 32GAL GREEN CART 16 -

SURCHARGE 5.73

48 446.53

Page 316 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian

FALL

Date last

completed


by Date Date

2

Date







In-House plumber

Page 317 of 508






by Date Date

2

Date








Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems






by Date Date

2

Date




Page 318 of 508








In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date












by Date Date

2

Date

3

Page 319 of 508






by Date Date

2

Date





Contractor:












Page 320 of 508

AREA 4

AMP #986

25 Sanchez / 491 31st Ave

345 Arguello / 462 Duboce

San Francisco

Housing Authority

Page 321 of 508

CAL 1-31: 25 Sanchez

EIOP: 1972

Development Type: 4 Story Mid-Rise


Number of units: 90

Family: 0

Elderly: 90

Bedroom Distribution: Studio (75),

1 Bedroom (14)

2 Bedroom (1)




Site Description

25 Sanchez is a four-story low-rise structure occupying a corner site at Duboce and Sanchez Streets. The

building is rectilinear in shape with approximately half of the units facing Sanchez Street and the other

half facing a landscaped area in the rear of the building. The landscaping forms a garden and patio that is

accessible from the community room. A ground level garage provides parking for 12 cars.


The building is a wood frame construction with a stucco finish. A low profile built-up roof slopes toward

exterior building downspouts. Dwelling units are accessed through interior corridors.


Boilers supply domestic hot water and provide heat to the units and common areas through the use of a

hydronic radiation system. Electrical panels are circuit breaker types located in each unit. Hydraulic

elevators and stairwells provided vertical circulation.

Unit Interiors

The interior finishes consist of gypsum wallboard walls and ceilings. The floor coverings are resilient

tile, sheet vinyl and carpet.


None

Summary of Issues

The elevator is at the end of its life cycle and needs replacement.


This property is sound and fit well into the surrounding neighborhoods in both scale and building types.

Vacancy and turnover rates are low. They require only moderate rehabilitation identified in the 2007

Comprehensive Physical Needs Assessment to continue to provide decent housing for public housing

residents consistent with the Authority's PHA Plan, CFP Plans, and Energy Plan. 25 Sanchez Street will

be maintained, repaired, and rehabilitated to the extent possible within current funding constraints to retain

Page 322 of 508

their long term viability. Capital improvements will be phased in accordance with the most recent CFP

Annual and Five Year Plans and subsequent plans to address the necessary improvements with limited

funding. In addition to maintenance, management and resident education on energy conservation

measures, this site will be target for potential new energy conservation measures to add to the already

completed through the Energy Services Contracting (ESCo).

As part of the fiscal strategy plan, it is critical for the Authority to leverage all available federal dollars by

applying for applicable HUD programs. Therefore, the plan includes applying for Project Based Rental

Assistance and/or Project-Based Vouchers under the federal Rental Assistance Demonstration Program

(RAD). Applications for the RAD Program were approved by the Authority Board of Commissioners on

September 26, 2013 and submitted to HUD on September 27, 2013.

The 25 Sanchez Street units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.

The Authority is also implementing tenant repayment agreements to increase rent collections and work

with the City to improve security.


On the day a resident vacates a unit, the Property Manager or designee secures the unit and schedules a

move out inspection with the resident. If the resident cannot be contacted, the inspection will be completed

on the Move-in/Move-out Inspection form and placed in the tenant file. The Property Manager notes all

items which must be repaired. Units that are vacated by residents shall be secured and cleaned out within

seven days. For units requiring cleaning, painting and minor plumbing, electrical and carpentry work,

work orders prepared and distributed to the appropriate Maintenance staff. Units requiring replacement

of cabinets, doors, flooring, plumbing and light fixtures as well as cleaning and painting are designated as

Mod units and rehabilitated with available modernization funding.

UPCS Inspections

PRE-REAC Inspections. HUD’s REAC contractors do a comprehensive property inspection periodically,

typically once per year. At least one week prior to these inspections, site maintenance employees should

do a quick inspection of a sampling of unit interiors, plus all common areas, grounds, systems, etc. All

problems should be corrected immediately. Common REAC findings include all broken pavement and

site trip hazards, leaks, vegetation overgrowth, graffiti, exposed wiring, blocked egress, inoperable smoke

detectors, and outdated fire extinguishers.


includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 25 Sanchez Street,



Painting





Conduct visual assessments for deteriorating paint and the failure of any lead hazard reduction

measures at unit turnover and every 12 months.

Page 323 of 508

Address deteriorated paint through paint stabilization unless an evaluation states that there is no

lead-based paint.






asking them to report deteriorated paint or failed encapsulation or enclosure. Include the contact

name, address, and telephone number. CPD recommends that the notice be provided every 12

months or at unit turnover.

Extermination

The SFHA contracts out the services for an integrated pest control. The successful management of pests

requires an understanding of the target pest ecology and habits as well as the environment in which they

exist. It is the desire of SFHA for Contractor to work in partnership with its residents to undertake a

program of Integrated Pest Management (IPM) in the treatment of pests.

Exterior treatment includes control services, as needed, for ants and mice. Contractor shall service twice

per month all common areas including but not limited to offices, laundry rooms, lobby, and dumpster

areas within the apartment complex. The integrated pest control includes pests such as: cockroaches,

ants, bedbugs, spiders, silverfish, flies, mosquitoes, stored product pests, scorpions, bats, rodents,

raccoons, opossums, skunks, and pigeons. Property Management shall monitor the Contractor activities

to make sure that the following requirements are followed.



property. “Curb Appeal” is one of the measures used by owners to determine if a management company

is performing well. Regardless of who is assigned the tasks involved, the Property Manager is responsible

for ensuring that the grounds are presentable at all times. Methods and assignments vary according to

property, as follows.

25 Sanchez Street: The common area cleaning and maintenance are done by the Maintenance Generalist

II (with the assistance of the Maintenance Generalist I) who is also charged with policing the site, picking

up trash, cleaning up at the trash room and trash chutes, and distributing notices to uncompliant tenants.

Trash Collection Schedule Service Address Times per

week Days Service Description Units Current

Charges

25 SANCHEZ ST 1 M------ SPECIAL PICK UP BY APPT 1 -

---T--- APT KEY CHARGE ORGANICS 1 8.86






Page 324 of 508

SURCHARGE 22.38

14 1,788.56

Page 325 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 326 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 327 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 328 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems






by Date Date

2

Date

3

Page 329 of 508









In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date

3 Attic Examine for evidence of any leaks. Check

insulation and remove or add if necessary. Check for evidence of birds, squirrels, raccoons, etc. Check for proper ventilation.











Page 330 of 508



by Date Date

2

Date






by Date Date

2

Date

3 Decks Scrub mildewed areas and treat for water

stains, mildew, and fungus. Check for dry-rot and repair if necessary.





Contractor:












Page 331 of 508

CAL 1-37: 491 31st Avenue

EIOP: 1974

Development Type: Mid-rise with elevator


Number of units: 75

Family: 0

Elderly: 75


1 Bedroom (9)


Structure Type: Reinforced Masonry


Site Description

491 31st Avenue is located at the corner of Geary Boulevard and 31st Avenue. The five-story building is

“L” shaped in plan with a flat roof. The site has a slight slope from north to south and the building

footprint covers most of the site with the exception of a small landscaped area at the southwest corner of

the property.

Landscaping consists of a small, irrigated grass area and small planters located in the courtyard.


The ground floor of the building is constructed of concrete block with a concrete slab-on-grade floor. The

upper floors are of wood framed construction with stucco exterior. The majority of the roof is low-slope

with a membrane covering, with a small section of shed roof with asphalt shingles around the perimeter.

Most of the dwelling units have exterior balconies accessed from the tenant’s living room. Dwelling units

are accessed through an interior corridor.


All dwelling units, common areas, and corridors are heated by a hydronic radiation system, with hot water

provided by two boilers. These boilers also supply domestic hot water throughout the building.

Electrical panels are circuit breaker type located in each unit.

Two hydraulic elevators and three stairwells provide vertical circulation.

Unit Interiors

Interior finishes consist of gypsum wallboard walls and ceilings. The floor coverings are predominately

resilient tile, while some units have carpet and sheet vinyl.


Additional emergency lighting is needed in the building in the event of a power failure.

Summary of Issues

The casework is deteriorating and in need of replacement. Exterior metal doors are showing severe signs

of weathering; they are rusting badly and should be replaced. Fifteen fans have to be replaced at the roof

top. The smoke/carbon monoxide detectors need to be updated per code requirement.

Page 332 of 508



Vacancy and turnover rates are low, and tenant accounts receivables are low. They require only moderate

rehabilitation identified in the 2007 Comprehensive Physical Needs Assessment to continue to provide

decent housing for public housing residents consistent with the Authority's PHA Plan, CFP Plans, and

Energy Plan.

491 31st Avenue will be maintained, repaired, and rehabilitated to the extent possible within current

funding constraints to retain their long term viability. Capital improvements will be phased in accordance

with the most recent CFP Annual and Five Year Plans and subsequent plans to address the necessary

improvements with limited funding. In addition to maintenance, management and resident education on

energy conservation measures, this site will be target for potential new energy conservation measures to

add to the already completed through the Energy Services Contracting (ESCo).






The 491 31st Avenue units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.












UPCS Inspections








includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 491 31st Avenue, this

includes all laundry areas, lobbies, meeting rooms, program spaces, etc. SFHA staff shall use inspection

forms similar to those used by REAC Inspectors for each building and each area.

Page 333 of 508

Painting

The purpose of painting is to preserve structure and equipment from premature deterioration and maintain

them in appealing condition. Paint maintenance should result in substantial savings and a pleasant

environment.





lead-based paint.









Extermination







areas within the apartment complex.

The integrated pest control includes pests such as: cockroaches, ants, bedbugs, spiders, silverfish, flies,

mosquitoes, stored product pests, scorpions, bats, rodents, raccoons, opossums, skunks, and pigeons.

Property Management shall monitor the Contractor activities to make sure that the following

requirements are followed.







491 31st Avenue: The common area cleaning and maintenance are done by the Maintenance Generalist II

(with the assistance of the Maintenance Generalist I) who is also charged with policing the site, picking


Page 334 of 508



per week


491 31ST AVENUE 1 --W---- BATTERY COLLECTION 1 -

APARTMENT KEY CHARGE 1 8.86




3 M-W-F--

APARTMENT KEY CHARGE 1 26.58


SURCHARGE 13.56

9 1,101.32

Page 335 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 336 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 337 of 508




Stand by generators



FALL Date last

completed


by Date Date

2

Date







In-House plumber






by Date Date

2

Date

3

Page 338 of 508

Trash chute systems










Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems






by Date Date

2

Date

3

Page 339 of 508









In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date















by Date Date

2

Date

3

Page 340 of 508






by Date Date

2

Date







Contractor:












Page 341 of 508

CAL 1-29: 345 Arguello

EIOP: 1973

Development Type: Mid-Rise


Number of units: 69

Family: 0

Elderly: 69


1 Bedroom: (9)

2 Bedroom: (1)




Site Description

The senior apartment building, 345 Arguello, is located on Arguello Boulevard between Cornwall and

Clement Streets. The site is relatively flat and is covered by the building footprint, except for a medium

sized yard located at the rear of the building. This yard contains landscaping and a patio that is

accessible to all tenants from the building lobby.


The reinforced concrete structure of 345 Arguello is sheathed with stucco and wood siding. The

windows are aluminum framed, and the exterior doors are metal with the exception of the main entry,

which is glass. Its low-sloped built-up roofing system drains to an exterior drainage system.

The five-story mid-rise houses 69 units, as well as common areas, and staff offices. The ground floor

contains the community spaces, laundry room, manager’s office, a two-bedroom apartment, mechanical

room, and parking garage. The four upper floors house the remaining 68 units, which consist of 59

studio and nine one-bedroom units.


The units and common spaces are heated by hydronic radiation fueled by two boilers that also supply the

building’s hot water. A furnace heats the community room on the ground floor.

Electrical panels are circuit breaker type, and are located in each unit.

There are three fire stairs and two elevators that yield access all units.

Unit Interiors

Interior finishes include painted concrete walls, and gypsum wallboard partition walls and ceilings.

Floor coverings are mostly carpet. Kitchen appliances are original to the building, and date back to

1973.


None

Page 342 of 508

Summary of Issues

The cabinet doors in several units are damaged and need replacement.

The casework is deteriorating and in need of replacement. Exterior metal doors are showing severe signs

of weathering; they are rusting badly and should be replaced. Fifteen fans have to be replaced at the roof

top. The smoke/carbon monoxide detectors need to be updated per code requirement.






Energy Plan.

345 Arguello will be maintained, repaired, and rehabilitated to the extent possible within current funding

constraints to retain their long term viability. Capital improvements will be phased in accordance with

the most recent CFP Annual and Five Year Plans and subsequent plans to address the necessary









345 Arguello units requested conversion for RAD are scheduled under Phase I Applications on September

27, 2013.












UPCS Inspections





Page 343 of 508




includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 345 Arguello, this



Painting

The purpose of painting is to preserve structure and equipment from premature deterioration and maintain

them in appealing condition. Paint maintenance should result in substantial savings and a pleasant

environment.





lead-based paint.





Provide a written notice in the language of the occupant, to the extent feasible, to occupants asking

them to report deteriorated paint or failed encapsulation or enclosure. Include the contact name,

address, and telephone number. CPD recommends that the notice be provided every 12 months or

at unit turnover.

Extermination










Property Management shall monitor the Contractor activities to make sure that the following requirements

are followed.







Page 344 of 508

345 Arguello: The common area cleaning and maintenance are done by the Maintenance Generalist II





per week


345 ARGUELLO BLVD 1 M------ APARTMENT KEY CHARGE 1 8.86





3 M-W-F-- APARTMENT KEY CHARGE 1 26.58

APT 2YD 1 1,043.46

SURCHARGE 13.56

10 1,101.32

Page 345 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 346 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 347 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 348 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 349 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date













Page 350 of 508



by Date Date

2

Date






by Date Date

2

Date







Contractor:












Page 351 of 508

CAL 1-30A: 462 Duboce

EIOP: 1971



Number of units: 42

Family: 0

Elderly: 42


1 Bedroom: 8




Site Description

462 Duboce occupies a middle section of the block encompassed by Steiner, Fillmore, Herman, and

Duboce streets. The community spaces that occupy the bottom floor are a recreation room with a kitchen,

storage room, and mechanical room. There is a laundry and storage room located on the second floor along

with an office. The site is on fairly flat terrain with stone retaining walls separating small landscaped areas.

Also included in the landscaping are small paved patios.


The building is constructed with a slab on grade foundation and wood framed walls with wood siding.

The roofs are built up and covered with sheet asphalt. The building is accessed from street entrances or

from the underground parking area. The units are accessed through interior corridors. The building was

remodeled in 1985 and again in 2000.


Two boilers provide heat and hot water to the units and common areas.

Electric panels are circuit breaker type and located in each unit.

One hydraulic elevator and two sets of stairs provide vertical circulation.

Unit Interiors

Interior finishes consist of gypsum wallboard ceiling and wall surfaces. The floors are vinyl tile and the

cabinets are wood.



Summary of Issues

The casework is badly burned and damaged and needs replacement. The plumbing fixtures are at the end

of their life cycle and need to be replaced.

Page 352 of 508






Energy Plan.

462 Duboce Street will be maintained, repaired, and rehabilitated to the extent possible within current

funding constraints to retain their long term viability. Capital improvements will be phased in accordance

with the most recent CFP Annual and Five Year Plans and subsequent plans to address the necessary









462 Duboce Street units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.










UPCS Inspections








includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 462 Duboce, this



Page 353 of 508

Painting








lead-based paint.









Extermination










Property Management shall monitor the Contractor activities to make sure that the following

requirements are followed.







462 Duboce: The common area cleaning and maintenance are done by the Maintenance Generalist II



Page 354 of 508


Service Address

Times per


462 DUBOCE 1 ----F-- APARTMENT KEY CHARGE 2 17.72





M------ SPECIAL PICK UP BY APPT 42 -


APARTMENT 2 YARD CONTAINER 1 695.64

SURCHARGE 9.04

54 775.56

Page 355 of 508


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 356 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 357 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 358 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 359 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date















by Date Date

2

Date

3

Page 360 of 508






by Date Date

2

Date







Contractor:












Page 361 of 508

AREA 4

AMP #987

939 Eddy Street / 951 Eddy Street

430 Turk Street

San Francisco

Housing Authority

CAL 1-39: 939 Eddy Street

EIOP: 1980



Number of units: 36

Family: 0

Elderly: 36

Bedroom distribution: Studio (36)


Type of building: Wood frame

Year constructed: Last restoration, 1980

Site Description

939 Eddy Street is a three-story low-rise located in San Francisco’s Tenderloin District. The

property has no side or front yards. The rear yard is developed with six site benches, planting,

and a wood trellis fence. At the property line beyond the wood trellis fence is chain-link fencing.

951 Eddy Street is immediately adjacent to this property with both rear yards connected by a

walkway containing site stairs.


The building has a wood frame structure. The Eddy Street façade has a brick masonry base at the

ground floor, and EIFS above with protruding bay windows and Victorian detailing. This interior

courtyard includes a stairway and an ADA lift connecting the main with the lower, rear-courtyard

level. The rear courtyard is accessed through an exterior hallway running through the building.

Each floor has 12 studio apartments. A building laundry is located on the ground floor, along with

the building’s garages and mechanical spaces.


Two boilers supply hot water and heat. Solar panels on the roof augment the boilers, and were

reported to be in working condition. All dwelling units and common areas are heated by

hydronic radiation using hot water supplied by the boilers.

Electrical circuit breaker panels are located in each unit. The building electrical and gas meters

are located in an exterior hall at street level at the northeast corner of the building.

A single hydraulic elevator and two stairwells provide interior vertical circulation. There are fire

escapes at the building exterior.

Unit Interiors

The building was rehabilitated in 1980 at which time the kitchen cabinetry and flooring were

replaced. The bathroom fixtures and flooring were also updated. Wall and ceiling finishes are

gypsum wallboard.

Page 363 of 508

Each unit has access to a small light well in the bathroom through a double-hung window frame

with opaque panels.


None.

Summary of Issues

The building elevator is at the end of its life cycle and need replacement.







939 Eddy Street will be maintained, repaired, and rehabilitated to the extent possible within current






Contracting (ESCo).






939 Eddy Street units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.













Page 364 of 508

UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 939 Eddy



area.

Painting

















Extermination





of pests.






Page 365 of 508









939 Eddy Street: The common area cleaning and maintenance are done by the Maintenance





Service Address

Times per


Current Charges

939 EDDY ST 1 M------ BATTERY COLLECTION 2 -



APARTMENT 2 YARD CONTAINER 1 695.64

--W-F-- COMINGLED - RECYCLING 96 GAL 2 -

SURCHARGE 9.04

7 722.40


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 367 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 368 of 508




Stand by generators



FALL

Date last

completed


by Date Date

2

Date







In-House plumber





Page 369 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 370 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date













Page 371 of 508



by Date Date

2

Date






by Date Date

2

Date







Contractor:












CAL 1-39 B: 951 Eddy Street

EIOP: 1980



Number of units: 26

Family:

0

Elderly: 26

Bedroom distribution: 1 Bedroom: 2

2 Bedrooms: 21

3 Bedrooms: 3


Type of building: Wood frame

Year constructed: Complete Rehabilitation, 2007

Site Description

951 Eddy Street is a four-story with a basement low-rise located in San Francisco’s Western

Addition District. The property has no side or front yards. The rear yard is developed with site

benches, planting, and a wood trellis fence. At the property line beyond the wood trellis fence is

chain-link fencing.


The building has a wood frame structure. The Eddy Street façade has sandstone finish at the ground

floor, and wood siding above with bay windows and Victorian detailing. The rear and side façade

are sheathed with wood siding. This building has two ADA wheelchair lifts. One wheelchair lift

is located on the basement entry lobby, connecting the basement to the first floor lobby. The second

wheelchair lift is located at the rear corridor on basement, connecting basement to rear yard level.

Each floor has 6 apartments. A social room; laundry room; accessible toilet and mechanical room

are located on the basement floor. This building is equipped with fire sprinkler system and fire

alarm system.


Hot water is supplied by the water heater on basement level. Each dwelling unit has a furnace to

provide forced air heating. Common areas are heated by electric base heater.

Electrical circuit breaker panels are located in each unit. The building electrical and gas meters

are located in basement level at the north of the building.

A single hydraulic elevator and two stairwells provide interior vertical circulation. There are fire

escapes at the building exterior.

Page 373 of 508

Unit Interiors

The building was rehabilitated in 2007 at which time the ceiling; wall; flooring; window; door;

lighting; heating; kitchen cabinetry and bathroom fixtures were replaced and updated.

Wall and ceiling finishes are gypsum wallboard.


None

Summary of Issues

None.



types. Vacancy and turnover rates are low, and tenant accounts receivables are low. 951 Eddy

will continue to provide decent housing for public housing residents consistent with the Authority's


951 Eddy Street will be maintained, to the extent possible within current funding constraints to

retain their long term viability. Capital improvements will be phased in accordance with the most

recent CFP Annual and Five Year Plans and subsequent plans to address the necessary

improvements with limited funding. In addition to maintenance, management and resident

education on energy conservation measures, this site will be target for potential new energy


(ESCo).






951 Eddy Street units requested conversion for RAD are scheduled under Phase I Applications on

September 27, 2013.





January 2014.

The Alemany site is proposed for Section 18 application and subsequent disposition.




Page 374 of 508


affordability.













UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 951 Eddy



area.

Painting















Page 375 of 508



Extermination





of pests.














951 Eddy Street: The common area cleaning and maintenance are done by the Maintenance




Trash Collection

Service Address

Times per


951 EDDY STREET

1 M------ APT ORGANICS 64 GAL GREEN 1 -

3 M-W-F--



SURCHARGE 9.67

5 753.52


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 377 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 378 of 508




Stand by generators



FALL Date last

completed


by Date Date

2

Date







In-House plumber





Page 379 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 380 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date













Page 381 of 508



by Date Date

2

Date






by Date Date

2

Date







Contractor:












CAL 1-41: 430 Turk St.

EIOP: 1987

Development Type: High Rise


Number of units: 89

Family: 89

Elderly: 0


1 Bedroom: (16)

2 Bedroom: (1)


Structure Type: Steel Frame


Site Description

430 Turk Street is housed in the same structure as the San Francisco Housing Authority offices.

Located on Turk Street between Larkin and Hyde, the ten-story complex is square in plan for the

first two floors then reduced to a rectangular shape and rotated 45° on its base for the remaining

seven levels. This second section contains the 69 studio apartments and the 10 one-bedroom

units. Located on the ground floor are an entrance lobby, community room, and the resident

manager’s apartment and office. The Housing Authority offices occupy the entire second floor

and the west side of the ground floor. An asphalt-type roof terrace is located on top of the second

floor and is for 430 Turk Street tenant’s use only. A parking garage is located under the building

and is shared by the tenants and Housing Authority staff.

The site is relatively flat and the building footprint covers the entire site.


The building is a steel framed structure with a concrete masonry envelope. The exterior is

finished with cement plaster. The roof, not including the terrace, is part built-up and part metal.

Exterior windows and doors are steel. Public spaces include SFHA offices, restrooms, kitchen,

garage, and community room. Dwelling units are accessed through an interior corridor.


The units and common spaces of 430 Turk are heated by a hydronic radiation system with hot

water provided by two boilers. These boilers also supply domestic hot water. The electrical

panels are circuit breakers for common areas and mechanical rooms. Individual units have two

switch breaker boxes. A building wide communications and emergency call system are present.

Two cable elevators and two stairwells provide vertical circulation.

Unit Interiors

Interior finishes consist of textured and painted gypsum wallboard on walls and ceilings surfaces.

The floor covering is resilient tile.

Page 383 of 508


430 Turk currently meets all fire and safety codes as well as building height and size

requirements. The smoke/fire detection systems are due for an upgrade.

Summary of Issues

The cabinet doors in several units are damaged and need replacement. The casework is

deteriorating and in need of replacement. The building interiors have not been painted for more

than eight years and have patches, scratches, and other cosmetic damage. The floors throughout

the facility are worn and damaged. Asbestos is present and needs to be abated and replaced with

resilient flooring. The kitchens in all of the senior housing units need to be rehabilitated. Many

units have range / hoods that are old and inadequate; these need to be replaced to meet current

needs. Intercom needs to be replaced to meet current needs. The elevators need complete

modernization. The smoke/carbon monoxide detectors need to be updated per code requirement.







430 Turk Street will be maintained, repaired, and rehabilitated to the extent possible within current






Contracting (ESCo).






September 27, 2013.

The 430 Turk Street units requested conversion for RAD are scheduled under Phase I Applications









Page 384 of 508






UPCS Inspections








This includes meeting rooms, offices, hallways, program spaces, laundry areas, etc. At 430 Turk



area.

Painting

















Extermination





of pests.

Page 385 of 508














430 Turk Street: The common area cleaning and maintenance are done by the Maintenance




Trash Collection

Service Address

Times per


Current Charges

440 TURK ST. 1 ----F-- COMINGLED - RECYCLING 96 GAL 3 -

3 M-W-F-- APARTMENT 2 YARD CONTAINER 1 1,043.46

SURCHARGE 13.56

4 1,057.02


DAILY.

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian





WEEKLY

Date last



Date Date2 Date3


Property Manager/

Maintenance

Mechanic/ Laborer

and Custodian




Page 387 of 508

SEMI-

MONTHLY

Date last

completed


Date Date2 Date3




MONTHLY Date last


by Date Date2 Date

3




QUARTERLY Date last

completed


by Date Date

2

Date




Page 388 of 508




Stand by generators



FALL Date last

completed


by Date Date

2

Date







In-House plumber





Page 389 of 508


by Date Date

2

Date











Electrical and

appliances


by Date Date

2

Date


Electrician

Exhaust fan systems





Page 390 of 508


by Date Date

2

Date










In-house Laborer





In-house Plumber

SPRING

Date last

completed


by Date Date

2

Date













Page 391 of 508



by Date Date

2

Date






by Date Date

2

Date







Contractor:












Attachment 1

Job Descriptions

Page 393 of 508

7/23/2013

FLSA: NON-EXEMPT

MAINTENANCE MECHANIC

CLASS CHARACTERISTICS

This is a journey-level classification that performs the full range of duties required to ensure that Authority

buildings and facilities provide the highest level of safety for public and staff use. Incumbents are

responsible for performing skilled and semi-skilled facilities and equipment maintenance tasks, which may

include custodial work. Work may involve working around other Authority staff and/or the public,

depending upon assignment. This class may assist the specialized trades’ workers.

SUPERVISION RECEIVED AND EXERCISED

Receives direct or general supervision from the Property Manager or his/her designee. Exercises no direct

supervision of staff. May exercise technical and functional direction over lower-level staff.

EXAMPLES OF ESSENTIAL JOB FUNCTIONS (Illustrative Only) Management reserves the right to add, modify, change, or rescind the work assignments of different

positions and to make reasonable accommodations so that qualified employees can perform the essential

functions of the job.

Performs high-level and/or advanced construction, maintenance, diagnosis and repair activities of

Authority properties to ensure safe and efficient access for the public, including alleys, sidewalks and

walkways, curbs and gutters, parking lots, and vacant units.

Repairs and replaces doors, locks, windows, cabinets/countertops, fixtures, lights

bulbs/outlets/switches/life safety sensors, ceilings, footings, sidings, railings, stairs and fences.

Prepare and paint interior and exterior of properties including texturing sheetrock

Install and provide routine maintenance on water systems which may include replacing toilets and

faucets.

Install and provide routine maintenance on appliances (e.g., refrigerators, fans, garbage disposals).

Install and provide routine maintenance on roofs, gutters and downspouts.

Install and provide routine maintenance on underlayment, carpets, tile and linoleum.

Removes and cleans up debris resulting from litter, construction maintenance, demolition or repair

work around grounds including the handling and removal of asbestos and other hazardous material.

Maintain lawns and grounds; cuts, trims, and removes brush, weeds, shrubbery, and trees, and removes

sticks, logs, and other debris from development grounds, using power tools and motorized equipment.

Digs, grades, and backfills trenches, excavations, or elevations.

Participates in asphalt maintenance, including demolition and preparation of areas to be resurfaced,

sealing of cracks, painting of lines/arrows, and attending to trip hazards, using specialized tools and/or

equipment.

Assists a variety of craft workers on projects by accessing and providing tools and cleaning

components, equipment, or machinery.

Mixes concrete, mortar, or other substances and materials used in construction or building repair, using

specialized tools and/or equipment.

Observes safe working practices, including maintaining storage areas in a safe condition.

Identifies and reports building maintenance needs to appropriate staff.

Page 394 of 508

Interfaces with the public in a non-disruptive manner; answers questions and provides standard

information to the public if working in a public facility.

Operates and maintains a variety of motor vehicles.

Operates a variety of light, medium, and heavy equipment related to the construction, maintenance, and

repair of construction systems and facilities; hauls debris to dumpsite and deliver building supplies,

equipment, or other materials to various locations.

Operates a variety of maintenance equipment such as pneumatic, hand and power tools, portable pumps,

and equipment related to work assignment as instructed.

Performs other duties as assigned.

QUALIFICATIONS

Knowledge of:

Principles, practices, methods, equipment, materials, and tools used in maintenance and repair of

Authority buildings and facilities.

Operation, maintenance and calibration of a wide variety of equipment, hand, shop, and power tools

used in performing assigned work.

Basic troubleshooting and repair estimation principles and practices.

Occupational hazards and safety equipment and practices related to the work.

Principles and procedures of record-keeping and reporting.

Safe driving rules and practices.

Techniques for providing a high level of customer service by effectively dealing with the public,

vendors, contractors, and Authority staff.

Ability to:

Perform a variety of technical tasks in the maintenance and repair of Authority facilities and equipment.

Identify building maintenance needs and take corrective actions.

Perform duties in a manner to maximize public safety.

Operate a variety of vehicular and stationary mechanical equipment in a safe and effective manner.

Safely and effectively use and operate hand tools, mechanical equipment, power tools, and light to

medium equipment required for the work.

Maintain tools and equipment in a clean working condition providing for proper security.

Maintain accurate logs, records, and basic written records of work performed.

Understand and follow oral and written instructions and department policies and procedures related to

assigned duties.

Make basic accurate arithmetic calculations.

Organize own work, set priorities, and meet critical time deadlines.

Use tact, initiative, prudence, and independent judgment within general policy, procedural, and legal

guidelines.

Establish, maintain, and foster positive and effective working relationships with those contacted in the

course of work.

Education and Experience:

Any combination of training and experience that would provide the required knowledge, skills, and

abilities is qualifying. A typical way to obtain the required qualifications would be:

Two (2) years of experience performing routine maintenance or construction duties, and/or building,

grounds, or custodial maintenance and repair.

Page 395 of 508

Licenses and Certifications:

Possession of, or ability to obtain, a valid Driver’s License by time of appointment and must have the

ability to be insurable through the Housing Authority’s auto insurance carrier.

PHYSICAL DEMANDS

Must possess mobility to work in the field, in and around Authority buildings and facilities; strength,

stamina and mobility to perform light to medium physical work, to work in confined spaces, around

machines, to walk on uneven terrain, and to climb and descend ladders, and operate varied hand and power

tools and construction equipment; vision to read printed materials and a computer screen; color vision to

identify wires and cables; and hearing and speech to communicate in person and over the telephone or radio.

The job involves fieldwork requiring frequent walking in operational areas to identify problems or hazards.

Finger dexterity is needed to access, enter and retrieve data using a computer keyboard or calculator and to

operate above-mentioned tools and equipment. Positions in this classification bend, stoop, kneel, reach and

climb to perform work and inspect work sites. Employees must possess the ability to lift, carry, push, and

pull materials and objects weighing up to 75 pounds and heavier weights with the use of proper equipment.

ENVIRONMENTAL ELEMENTS

Employees work indoors and outdoors, and may be exposed to cold and hot temperatures, inclement

weather conditions, road hazards, loud noise levels, vibration, confining workspace, chemicals, mechanical

and/or electrical hazards, and hazardous physical substances and fumes. Employees may interact with upset

staff and/or public and private representatives, and contractors in interpreting and enforcing departmental

policies and procedures.

Page 396 of 508

9/30/2013

FLSA: NON-EXEMPT

MAINTENANCE MECHANIC – TRAINEE


This is a trainee, entry-level classification that performs or assists with the duties required to ensure that

Authority buildings and facilities provide the highest level of safety for public and staff use. Incumbents

are provided with on-the-job as well as training curriculum to gain the requisite skills and experience to

perform skilled and semi-skilled facilities and equipment maintenance tasks, which may include custodial

work. Work may involve working around other Authority staff and/or the public, depending upon

assignment. This class may assist the specialized trades workers.

Incumbents in the Maintenance Mechanic Trainee classification will advance, upon successful completion

of a San Francisco Housing Authority approved training program, to the journey-level Maintenance Mechanic

classification.



supervision of staff.




Actively and effectively participates in training and education programs to learn job-related skills,

standards, procedures, and practices to successfully perform the work of the Maintenance Mechanic.

Assists in or performs entry- level construction, maintenance, diagnosis and repair activities of

Authority properties to ensure safe and efficient access for the public, including alleys, sidewalks and

walkways, curbs and gutters, parking lots, and vacant units.

Assists in or repairs and replaces doors, locks, windows, cabinets/countertops, fixtures, lights

bulbs/outlets/switches/life safety sensors, ceilings, footings, sidings, railings, stairs and fences.

Assists in or prepares and paints interior and exterior of properties including texturing sheetrock

Assists in or installs and provides routine maintenance on water systems which may include replacing

toilets and faucets.

Assists in or installs and provides routine maintenance on appliances (e.g., refrigerators, fans, garbage

disposals).

Assists in or installs and provides routine maintenance on roofs, gutters and downspouts.

Assists in or installs and provides routine maintenance on underlayment, carpets, tile and linoleum.



Page 397 of 508

Maintain lawns and grounds; cuts, trims, and removes brush, weeds, shrubbery, and trees, and removes

sticks, logs, and other debris from development grounds, using power tools and motorized equipment.


Assist in or participates in asphalt maintenance, including demolition and preparation of areas to be

resurfaced, sealing of cracks, painting of lines/arrows, and attending to trip hazards, using specialized

tools and/or equipment.

Assists a Maintenance Mechanic and a variety of craft workers on projects by accessing and providing

tools and cleaning components, equipment, or machinery.














QUALIFICATIONS

Knowledge of:

Basic knowledge of the principles, practices, methods, equipment, materials, and tools used in

maintenance and repair of Authority buildings and facilities.








Ability to:

Learn to perform a variety of technical tasks in the maintenance and repair of Authority facilities and

equipment.



Operate a variety of vehicular and stationary mechanical equipment, with training, in a safe and

effective manner.






assigned duties and the training curriculum.




guidelines.

Page 398 of 508


course of work.

Minimum Qualification:

Any combination of experience and training that would likely provide the required knowledge

and abilities is acceptable. A typical way to obtain the knowledge and abilities would be as

follows:

Completion of eighth grade education

Desired Qualifications:

High school diploma or equivalent (GED or High School Proficiency Examination)

Current incumbency (post probation) in the SFHA Generalist I or II classification; and/or

Current SFHA Section 8 or Public Housing resident.




PHYSICAL DEMANDS

















Page 399 of 508

September 2011

FLSA: NON-EXEMPT

MAINTENANCE GENERALIST I


Maintenance Generalist I: This is the entry-level classification in the Maintenance Generalist series that

learns to perform a variety of duties required to ensure that Authority facilities and equipment provide the

highest level of safety for public and staff use. As experience is gained, assignments become more varied

and are performed with greater independence. Positions at this level usually perform most of the duties

required of the positions at the journey-level, but are not expected to function at the same skill level and

usually exercise less independent discretion and judgment in matters related to work procedures and methods.

Work is usually supervised while in progress and fits an established structure or pattern. Exceptions or

changes in procedures are explained in detail as they arise.

Positions in the Maintenance Generalist class series are flexibly staffed and positions at the Maintenance

Generalist II level are normally filled by advancement from the Maintenance Generalist I level requiring

two (2) years of experience and after gaining the knowledge, skill, and experience which meet the

qualifications for and after demonstrating the ability to perform the work of the higher-level class.


Receives direct or general supervision from the Property Manager or his/her designee. Exercises

no direct supervision of staff.




Performs various custodial duties, including sweeping, mopping, vacuuming, dusting, and polishing to

ensure that Authority buildings and facilities provide the highest level of safety for public and staff use.

Washes and cleans stairways, hallways, ceilings, walls, windows, mirrors, shades, blinds, and light

fixtures, including interior glass partitions and interior and exterior windows easily reached from floor

or ground level.

Cleans, dusts, and polishes furniture, cabinetry, woodwork, fixtures, and equipment.

Cleans and sanitizes locker rooms, showers, and restroom facilities and fixtures including sinks, urinals,

and toilets; replenishes supplies in restrooms.

Sweeps, vacuums, mops, waxes, strips, and polishes floors; vacuums, shampoos, and cleans rugs,

carpets, and walls by use of chemicals and cleaning solutions.

Cleans furniture and counter tops.

Empties, cleans and sanitizes waste receptacles and ashtrays, including picking up papers, garbage and

other rubbish, moving garbage cans or bins or compactors for garbage pick up, cleaning garbage rooms,

and clearing stopped up garbage chutes.

Page 400 of 508

Cleans restrooms and replenishes related supplies; may perform minor duties unplugging sinks and

toilets, and changing light bulbs.

Sets up rooms and equipment for classes, parties, conferences, meetings, and other functions; moves

and arranges furniture.

Turns on/out lights and unlocks/locks doors and windows in common areas, vacant units, or other areas

as needed for maintenance or resident activities at assigned developments.

Performs construction, maintenance, and repair activities of Authority properties to ensure safe and

efficient access for the public, including alleys, sidewalks and walkways, curbs and gutters, parking

lots, and vacant units, not requiring specialized tools or equipment.

Prepares vacant units for rehabilitation work by craft personnel, including removing litter and washing

down interiors.



Washes, sweeps, and cleans rental units, both inside and out, parking lots, walkways, and other common

areas in all Authority properties; cleans stoves, refrigerators, and other appliances.

Cuts, trims, and removes brush, weeds, shrubbery, and trees, and removes sticks, logs, and other debris

from development grounds.

Prepares grounds for landscaping; mows lawns and performs other landscape maintenance activities.

Applies pesticide or engages in other forms of pest or vector control.

Sets up and takes down chairs, tables, stages, and other items needed for meetings, conferences, or

other events.

Moves furniture and equipment in and out of buildings or from room to room.

Loads and unloads construction, structural maintenance, and wrecking supplies, materials, and

equipment on and off trucks and other materials.

Performs a variety of duties in the maintenance of drainage structures to ensure efficient drainage,

including concrete and open channels, gutters, drains, detention basins, and drop inlets; cleans sewers

and flushes catch basins.

Removes/abates weeds and other invasive vegetation, including sediments, debris, and trash from

gutters and drainage.


sealing of cracks, and attending to trip hazards, not requiring specialized tools and/or equipment.

Removes graffiti and unauthorized advertising from utility poles and Authority Property; boards up

broken windows.



Mixes concrete, mortar, or other substances and materials used in construction or building repair, not

using specialized tools and/or equipment.








equipment, or other materials to various locations, not using specialized tools and/or equipment.

Operates a variety of maintenance equipment such as pneumatic, hand tools, portable pumps, and

equipment related to work assignment as instructed.

Maintains accurate manual logs and records of work performed and materials and equipment used;

prepares reports (e.g., requisitions, accident reports, etc.) as required.


Page 401 of 508

QUALIFICATIONS

Knowledge of:



Operation, maintenance and calibration of a wide variety of equipment, hand, shop, and tools used in

performing assigned work.







Ability to:





Safely and effectively use and operate hand tools, and light to medium equipment required for the work.




assigned duties.




guidelines.


course of work.

Education and Experience:

Any combination of training and experience that would provide the required knowledge, skills, and


Maintenance Generalist I - Equivalent to the completion of the twelfth (12th) grade and

Maintenance Generalist I – Some experience in a custodial, construction, or maintenance field is desirable.




PHYSICAL DEMANDS



machines, to walk on uneven terrain, and to climb and descend ladders, and operate varied hand tools and

construction equipment; vision to read printed materials and a computer screen; color vision to identify

Page 402 of 508

wires and cables; and hearing and speech to communicate in person and over the telephone or radio. The

job involves fieldwork requiring frequent walking in operational areas to identify problems or hazards.











Page 403 of 508

September 2011

FLSA: NON-EXEMPT MAINTENANCE GENERALIST II


Maintenance Generalist II: This is the journey-level classification in the Maintenance Generalist series that

performs the full range of duties required to ensure that Authority buildings and facilities provide the highest

level of safety for public and staff use. Incumbents are responsible for performing semi-skilled facilities

and equipment maintenance tasks, which may include custodial work. Work may involve working around

other Authority staff and/or the public, depending upon assignment. This class may assist the specialized

trades workers.

Positions in the Maintenance Generalist class series are flexibly staffed and positions at the Maintenance

Generalist II level are normally filled by advancement from the Maintenance Generalist I level requiring

two (2) years of experience and after gaining the knowledge, skill, and experience which meet the

qualifications for and after demonstrating the ability to perform the work of the higher-level class.

The Maintenance Generalist II performs all duties and job functions of the Maintenance Generalist

I classification. In addition, the Maintenance Generalist II must be qualified to perform additional

duties requiring the use of power tools and other motorized equipment.



supervision of staff. May exercise technical and functional direction over lower-level staff.




Performs high-level and/or advanced construction, maintenance, and repair activities of Authority

properties to ensure safe and efficient access for the public, including alleys, sidewalks and walkways,

curbs and gutters, parking lots, and vacant units.



Cuts, trims, and removes brush, weeds, shrubbery, and trees, and removes sticks, logs, and other debris

from development grounds, using power tools and motorized equipment.



sealing of cracks, and attending to trip hazards, using specialized tools and/or equipment.



Page 404 of 508














QUALIFICATIONS

Knowledge of:











Ability to:










assigned duties.




guidelines.


course of work.

Education and Experience: Any combination of training and experience that would provide the required knowledge, skills, and


Page 405 of 508

Maintenance Generalist II - Equivalent to the completion of the twelfth (12th) grade and

Maintenance Generalist II – Two (2) years of experience performing routine maintenance or construction

duties, and/or building, grounds, or custodial maintenance and repair.




PHYSICAL DEMANDS

















Page 406 of 508

Attachment 2

Fee for Service Form and Instructions and Supporting Line Item

Narrative for Central Office Cost Center

Page 407 of 508

1 Invoice Date

2 Invoice No.

3 For Period Ending

4 Description of Services Provided

5 # of Hours

6 Fee Rate

7 Total Cost

8 Development Location

9 General Ledger Account Number

10 Description of Materials Provided

11 # of Units

12 Unit Cost

13 Total Cost

14 Development Location

15 General Ledger Account Number

16 Services Provided By/Print Name

17 Date

18 Services Provided By/Sign Name

19 Approved By/Print Name

20 Date

21 Approved By/Sign Name

22 Fee Rate

23 Finance Department Use Only

SAN FRANCISCO HOUSING AUTHORITY

FEE FOR SERVICE & MATERIALS INVOICE

Enter date that form is signed by AMP Property Site Manager.

Print form and obtain signature of AMP Property Site Manager approving services.

To be completed by Finance upon submission.

To be completed by Finance upon submission.

Provide detail of services provided to the AMP/development.

Enter actual number of hours spent for each service detailed.

Enter market rate of staff person providing service. Please attach documentation for market rate

charged.

Calculates automatically.

Using the pull-down menu, select the development for which services were provided. Note that

each invoice can list services provided to any development within a single AMP.

For Finance use only; populates automatically.

Revenue coding block; no entry required.

Print form and obtain signature of departmental director/administrator providing or overseeing

provision of services.

Type name of AMP Property Site Manager approving services.

Type name of departmental director/administrator providing or overseeing provision of services.

Enter date that form is signed.

INSTRUCTIONS FOR COMPLETING THE

Enter the actual number of units of materials used.

Enter market rate for each unit. Please attach documentation for market rate charged.

Calculates automatically.

Provide detail of materials used in conjuction with services provided to the AMP/development.

Enter the month and year for which services/materials were provided.

Using the pull-down menu, select the development for which services were provided. Note that

each invoice can list services provided to any development within a single AMP.

For Finance use only; populates automatically.

Page 408 of 508

SUPPORTING LINE ITEM NARRATIVE FOR CENTRAL OFFICE COST

CENTER

Revenues

Management Fees: $67.71 PUM per occupied unit (allowable HUD schedule). HOPE VI AMPs are not

charged Management Fee.

PH Bookkeeping Fees: $7.50 PUM per occupied unit. HOPE VI AMPs are not charged Management

Fee

Asset Management: 1,484 units x 12 months x $10.

Capital Fund Management Fee: 10% of $10,097,740 Capital Grant, or $1,009,764.

Section 8 Management Fee: 20% of Administrative Fee for Housing Choice Voucher and 15% of

Administrative Fee for the Mod Rehab program.

Front Line Service Fee: Fee for Service based on Work done in the AMPs

Interest Income: Interest earned on COCC cash.

Other Income: Rent Income for office space used by the Section 8 program; Insurance Dividend

received as a percentage of Insurance Expense incurred.

Expenses

Administrative Salaries: Per attached salary schedule.

Employee Benefit Contributions - Administrative: Per attached salary and position schedule.

Audit: Pro-rated cost (to COCC) for the Annual IPA Audit

Legal: Non-tenant related legal expenses.

Travel: Annual conferences, industry meetings, staff meetings, staff training offsite as well as in house

training in project based management/budgeting as well as public housing specific training updates.

Administrative Other - Computer Software Support/Hardware: Software, hardware, maintenance,

licensing, support.

Administrative Other - Office Expenses: Telephone, fax, office supplies, copying, postage, annual

report, dues, Board meetings. Administrative Other – Banking fees, professional services, office

machine repairs, copy machine lease and miscellaneous expenses.

Utility Expenses: Utility expense of the central office.

Ordinary Maintenance and Operations – Labor: Per attached salary schedule.

Ordinary Maintenance and Operations – Materials: Fuel, fleet auto parts, uniform and routine repair

materials.

Page 410 of 508

Ordinary Maintenance and Operations Contract – fleet maintenance contracts, elevator maintenance

contract, and miscellaneous contracts

Protective Services – Security services at COCC office.

Insurance: Central office business and general liability insurance.

Other General Expenses: Commissioners expense, food related items.

Extraordinary Maintenance: The PHA owns the building where it maintains its central office and,

therefore, pays no rent. These funds cover the cost of annual property replacements beyond routine

maintenance like roof replacement.

Schedule of COCC Fees and Charges to AMPS

Management Fee: $67.71 PUM based on 80th Percentile of Property Management Fees FHA Housing by

Field Office, for Unlimited Dividend and Non-Profit Ownership Type.

HCV Management Fee: HCV Administrative Fee Income x 20% or $12.00 per Leased Up Units

whichever is higher.

Other Section 8 Management Fee: MOD, HOPWA & Shelter Plus Care x 15%

Capital Fund Program Management Fee: Capital Fund Program Funds x 10%

ARRA Fund Program Management Fee: Based on actual reimbursement of administrative expenses up

to 10%

Bookkeeping Fee: $7.50 PUM, based on PIH Notice 2007-9

Asset Management Fee: $10 PUM, based on PIH Notice 2007-9.

Fee for Service: COCC Maintenance for skilled craft based on “Specialized Craft Rates” table.

Labor Type Regular Rate OT Rate DT Rate

Painter 67.88$ 101.82$ 135.76$

Laborer 42.93$ 64.40$ 85.86$

Glazier 57.81$ 86.72$ 115.62$

Carpenter 66.62$ 99.93$ 133.24$

Electrician 81.06$ 121.59$ 162.12$

Plumber 70.79$ 106.19$ 141.58$

Steamfitter 70.79$ 106.19$ 141.58$

Tile Layer 70.50$ 105.75$ 141.00$

FEE FORE SERVICE RATES

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Attachment 3

San Francisco Housing Authority Bed Bug Policy

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SAN FRANCISCO HOUSING AUTHORITY 1815 Egbert Avenue • San Francisco CA • 94124 • (415) 715-3280

SAN FRANCISCO HOUSING AUTHORITY BED BUG POLICY

Bed bugs are a growing national problem, and as a result, this policy has been created for the

Public Housing program. The purpose of this policy is to set forth the roles and responsibilities of

all parties (SFHA, and Tenant) in minimizing the potential for bed bugs. The policy will also

provide guidance in cases where bed bugs are present in order to eliminate them as quickly as

possible.

Bed bugs are difficult to contain without the proper treatment. Therefore it is imperative that all

parties (SFHA and, Tenant) work simultaneously toward a common goal, extermination and

elimination. Left untreated bed bugs can spread throughout a residence affecting current and future

tenants.

PUBLIC HOUSING PROGRAM

SFHA Roles and Responsibilities:

Upon notification from the tenant, SFHA staff and/or extermination professional will perform an

initial inspection of the tenant’s residence using the “Maintenance Tracking Sheet,” and place bed

bug monitors in resident. If it is determined that bed bugs are present, SFHA will provide the

tenant with the “SFHA & Tenant Roles and Responsibilities” document. The above document will

be explained to the tenant to ensure understanding and compliance prior to treatment. In addition,

SFHA will secure the tenant’s signature indicating understanding of the document. Upon

successful completion by the tenant of their roles and responsibilities SFHA will professionally

treat the residence and perform follow-up to ensure treatment was successful.

In order to educate tenants and minimize potential for the presence of bed bugs, SFHA has created

a “Prevention Tips” document.

Tenant Roles and Responsibilities:

HUD regulations require the tenant’s cooperation in order to successfully eliminate the presence

of bedbugs. Therefore, it is the tenant’s responsibility to call in a work order as soon as the presence

of bed bugs is suspected. This will allow SFHA to address the potential infestation at its onset and

before it affects other tenants. In addition, the tenant must be onsite when the initial inspection is

conducted. If it is determined by SFHA that bed bugs are present, the tenant must complete all

items listed on the “SFHA & Tenant Roles and Responsibilities” prior to treatment and as soon as

possible. This will help to minimize the severity of bed bug presence and resolve the problem

quickly. A tenant may be deemed in violation of sections 6.B and 6.E in the lease agreement if

they fail to fully cooperate and comply with their roles and responsibilities.

Bug Policy Attachments

• Tenant Complaint Report Form

• SFHA & Tenant Roles and Responsibilities

• Prevention Tips

Bed Bug Management Plan

SFHA & Tenant Roles and Responsibilities

It has been determined, based on the inspection of your residence that bed bugs are present and

professional treatment is required. Bed bugs are a problem that can only be solved when both

parties (SFHA and tenant) work simultaneously toward a common goal, extermination and

elimination. HUD regulations require the tenant’s cooperation in order to successfully eliminate

the presence of bed bugs. Without proper treatment, bed bugs are difficult to contain and have the

potential to infest neighboring housing units. In addition, if a tenant relocates and the proper

treatment has not taken place, the bed bugs will move with the tenant as bed bugs can be carried

in furniture, bedding, clothing, etc. SFHA will not be responsible for the reimbursement and/or

replacement of any tenant furniture, clothing, household items, and medical expenses.

The following plan outlines the roles and responsibilities of SFHA (landlord) and the tenant in the

treatment of bed bugs:

SFHA

• Inspect residence for infestation within one work day of receipt of emergency work order.

• Schedule treatment date as soon as possible, but no later than three days after the initial inspection

(subject to tenant readiness).

Scheduled treatment date __________________________________.

• Provide at initial inspection special bed bug mattress and box spring encasements for use on all

mattresses and box springs, in accordance with the Maintenance Charge list. Tenant may provide

own mattress and box spring encasements, however the time frames still apply.

• Provide a dozen (12) large trash bags at no charge to the tenant for the storage of clothing, towels,

toys, other linens, etc. prior to and during treatment.

• Treat residence including furniture.

If infested furniture does not respond to treatment, SFHA will dispose of furniture at

tenant’s request or tenant can have furniture professionally re-treated at their expense.

Proof of re-treatment MUST be provided to SFHA within 48 hours of determination that

initial treatment was unsuccessful. If the retreatment of furniture is deemed unsuccessful,

tenant may be required to dispose of furniture.

• Perform follow-up with tenant within 10 days of treatment to ensure treatment was effective.

• Perform additional treatments as necessary.

Tenant

• Tenant must be onsite at the scheduled time when the initial inspection is conducted.

• For treatment to be effective, tenant must perform the tasks listed below prior to the scheduled

treatment date. SFHA encourages tenant to complete items listed as soon as possible in order to

minimize severity of bed bug presence and resolve the problem quickly.

Remove all sheets, blankets, mattress covers, pillowcases, etc. from beds and wash in hot

water (120+ degrees recommended) and dry in clothes dryer on the highest heat setting for

at least 30 minutes. Fold them and place them in plastic garbage bags and seal the plastic

bags tightly. Do not put them back on the bed until the evening after treatment.

Remove everything from bedrooms and hall closets. Closets, dresser drawers, and night

stand drawers must be empty. Remove all clothing, toys, boxes, etc. from bedroom floors.

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Wash all clothing, towels, and other linens in hot water (120+ degrees recommended) and

dry in the dryer on the highest heat setting for at least 30 minutes. Place clean items inside

airtight plastic storage bins or plastic garbage bags that are sealed tightly and store until

after treatment.

Vacuum (using disposable vacuum cleaner bags) all furniture, dresser drawers, night stand

drawers, mattresses, and box springs. Place disposable vacuum cleaner bag inside plastic

garbage bag that is sealed tightly and discard in outdoor trash receptacle immediately.

Move all furniture to the center of the room(s) being treated.

Discard all cardboard hangers, boxes, etc.

Remove all pictures from walls.

Place all bed bug mattress encasements (provided at initial inspection) on all beds. The bed

bug mattress encasement is an effective bed bug killer when combined with treatment and

must remain on the mattress for at least one year. If the mattress or box spring

encasement becomes torn or damaged it is the tenant’s responsibility to replace.

Discarded mattresses, box springs, furniture, etc. must not be placed in dumpsters; they

must be removed from the premises.

Remain out of the residence for four hours after treatment (includes all household

members and pets).

• Furniture that does not respond to treatment must be disposed of or professionally treated. If

tenant chooses to dispose of furniture, SFHA will remove furniture from the unit at tenant’s

request. If tenant chooses to dispose of furniture on their own it MUST be removed from the

premises. If tenant chooses not to dispose of infested furniture they MUST have it re-treated (at

their expense and within 48 hours of determination that initial treatment was unsuccessful) by a

licensed exterminator. Tenant must provide proof of re-treatment to RHA within 72 hours of

determination that initial treatment was unsuccessful.

FAILURE TO COMPLY: If treatment is scheduled and the exterminator determines that tenant

has not performed the above stated responsibilities, the following will occur:

1. Treatment will be cancelled by the exterminator

2. Tenant will be held financially responsible for all costs incurred in accordance with the

Maintenance Damage Charge list.

3. Tenant lease may be terminated at SFHA’s discretion.

TENANT STATEMENT OF CERTIFICATION

I, ____________________________________________, certify that I have read and understand

the roles and responsibilities

(SFHA and tenant) as stated above and agree to perform them in order to successfully eliminate

the presence of bed bugs.

_____________________________ ____________________

Tenant Signature Date

_____________________________ ____________________

SFHA Signature Date

Bed Bug Management Plan Prevention Tips

Wash all bedding regularly in hot water. The water should be at least 120 degrees.

Use bed bug encasements on all mattresses and box springs.

Check your own bed for bed bugs from time to time. Catching them early will make bedbug

treatment easier if bed bugs do occur.

Vacuum floors regularly. Use the brush tool of your vacuum to vacuum your mattress. Use

the crevice tool to vacuum crevices in the mattress and your baseboards.

Clean up clutter to reduce hiding spots.

Caulk holes in floors and walls.

When purchasing second hand clothing, place all garments in a sealed bag until they can

be washed and place in a dryer on high heat for 15 to 30 minutes.

If you purchase used furniture, examine it for bed bugs. Pay special attention to used

mattresses and bed frames.

When traveling, check your room for signs of bed bugs such as bloodstains on the pillows

or linens. Inspect mattress seams, look behind headboards and pictures. If you suspect you

may have brought bed bugs home, place infected items in the dryer or freezer.

After you return from a trip, check your luggage for insects that might have

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Attachment 4

Fleet Management Policy and Procedures Manual

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FLEET MANAGEMENT

POLICY AND PROCEDURES MANUAL

Page 1


FLEET MANAGEMENT POLICY AND

PROCEDURES MANUAL

1. POLICY

The purpose of this manual is to set forth unified Authority-wide motor vehicle

guidelines and procedures that will ensure the efficient, effective and safe operation

of Authority-owned, rented and leased motor vehicles.

2. ADMINISTRATIVE AND GENERAL

2.1 GUIDELINES

2.1.1 SCOPE: Unless otherwise specified, a change in policy or procedures shall be

made only by amendment pages to this directive. No deviations from these policies

and procedures shall be made unless expressly authorized by the Executive

Director.

2.1.2 ADMINISTRATION: The overall responsibility for the operation of the vehicle

fleet, its maintenance, procurement, and disposal rests within the Materials

Management unit.

2.1.3 PARKING FEES AND BRIDGE TOOLS: Parking fees and bridge tolls, incurred

while conduction official Authority business, will be reimbursed. The driver must

submit the receipt(s) for the fee(s) and/or toll(s), with a petty cash slip duly signed

by his/her Division Director, to the petty cash custodian for reimbursement.

2.1.4 TRAFFIC CITATIONS: Each driver is responsible for paying any traffic citation

issued against the vehicle during the time the vehicle is checked out to the driver,

unless an exception is allowed by Finance. A copy of the citation and

documentation verifying payment may be required by Finance. Any driver who

fails to pay a traffic citation related to driving a fleet vehicle may lose his/her

driving privileges. The loss of driving privileges could negatively impact the

employment status of certain drivers who are required to drive as part of their job.

3. AUTHORITY DRIVERS

3.1 DEFINITIONS

3.1.1 AUTHORIZED DRIVERS: Authorized drivers are those employees that have been

identified, by verification of their driving record through the Department of Motor

Vehicles, as 1) having an acceptable driving record in accordance with Section 3.1.4 of this

manual; 2) received approval to drive Authority fleet vehicles from their Division Director,

or designee; and 3) have met the requirements provided for in the Fleet Management Policy

and Procedures Manual.

3.1.2 AUTHORIZED FLEET VEHICLE DRIVER'S LIST: A listing of all employees that

have submitted a Request for Addition to Authorized Driver's List form, and have been

approved for driving privileges by the Division Director, or designee, and through their

driving record to operate such vehicles.

3.1.3 MOTOR VEHICLE REPORT: A report generated by the State of California, Department

of Motor Vehicles, detailing the driving record, by individual names and driver license

numbers, for each request submitted, and indicating the status of the applicable driver's

licenses.

3.1.4 ACCEPTABLE DRIVING RECORD: An acceptable driving record for the purposed of

approval of driving privileges is defined as one in which the driver has no more than three

minor convictions within the last three years, no major convictions within the last three (3)

years, no more than one at-fault accident within the last three (3) years, or any combination

of minor convictions and at fault accidents totaling no more than three within the last three

(3) years.

3.1.5 UNACCEPTABLE DRIVING RECORD: An unacceptable driving record for the

purposes of denying driving privileges is defined as one in which the driver has one or

more major convictions within the last three years, four or more minor convictions within

the last three (3) years, two or more at-fault accidents within the last three (3) years, or any

combination of minor convictions and at-fault accidents totaling more than three (3) in the

last three (3) years.

3.1.6 MAJOR CONVICTIONS: Major convictions shall include any of the following:

• Driving under the influence of liquor or drugs

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• Driving while impaired

• Reckless driving or racing

• Failure to report an accident

• Making a false accident report

• Vehicular homicide or manslaughter

• Attempting to elude a police officer

• Driving while license is suspended or revoked

3.1.7 MINOR CONVICTIONS: Minor convictions shall include any moving traffic conviction

other than a major conviction, except the following, which are considered infractions:

• Motor vehicle equipment, load or size requirement

• Improper display or failure to display license plates, provided such plates exist

• Failure to sign or display registration card

• Failure to have driver's license in possession, provided a valid driver's license exists.

3.1.8 AT-FAULT ACCIDENTS: An accident arising out of the use of a motor vehicle due to

the negligence of the operator or for which the operator was at fault, or any other accident

where reasonable assurance of non-fault cannot be furnished, and damage to any vehicle

is greater than $500.00 or injury to other persons has occurred.

3.1.9 ACCIDENT PRONE DRIVER: Any driver involved in three (3) or more accidents in a

twelve (12) month period regardless of fault.

3.2 GUIDELINES

3.2.1 SCOPE: Driving San Francisco Housing Authority owned, leased or rented vehicles is

restricted to Authority employees that have been duly authorized to operate such vehicles.

Operators shall be required to possess a valid state driver's license, comply with all state and

local vehicle laws and ordinances, and have an acceptable driving record as defined in this

manual.

3.2.2 NEW HIRES: Any new hire, if his or her position requires that s/he be available to drive

an Authority vehicle, must have his or her driving record checked prior to acceptance as an

employee in such a position. This is initiated by submission of a request form to drive fleet

vehicles to Personnel.

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3.2.3 TEMPORARY AND PERMANENT EMPLOYEES: Employees of the Authority who

wish to be placed on the Authorized Fleet Vehicle Driver's List must submit a Requestor

Addition to Authorized Driver's List Form to Material Management. The form must be

signed by the appropriate super-visor accompanied by a copy of the employee's valid

California driver's license. Supervisors should only approve request forms for their

employees needed to drive Authority vehicles.

3.2.4 OUT-OF-STATE LICENSES: Employees with valid non-California driver licenses may

be allowed to drive Authority vehicles for a period of thirty (30) days from the date of hire.

However, said employees must secure a valid California driver's license within thirty (30)

day period stated above, submit a Request for Addition to the Authorized Driver's List form

with a copy of the driver's license to Materials Management within three (3) business days

after securing said California driver's license, and receive an approval for addition to the

driver's list in order to remain an authorized San Francisco Housing Authority driver. The

driver shall be removed from the Authorized Driver's List automatically should he or she

fail to comply with the above requirements in the time frames stated.

3.2.5 MOTOR VEHICE REPORTS: Each request form received is used for processing a Motor

Vehicle Report (MVR). This normally takes one to two business days. A copy of the MVR

is then returned to the Authority for review (the report also becomes a permanent record to

be placed in each individual's personnel file).

The Material Management unit determines the driving status for those individuals

requesting to drive, or previously approved to drive Authority vehicles based on their MVRs

and other criteria defined in this document. A final decision for new drivers (approved or

not approved) is registered on the Request for Addition to Authorized Driver's List form,

with a copy returned to the originating department and Personnel. For existing drivers, a

written notice is sent to the department informing the appropriate supervisor whenever a

driver must be removed from the Authorized Driver's List. A new Request for Addition to

Authorized Driver's List form must be completed for all drivers removed from the

Authorized Driver's List and requesting to be placed back on it, except for those individuals

deleted from the list in error (PLEASE NOTE: Drivers with expired licenses will be

automatically removed from the Authorized Driver's List until evidence of a valid and

current driver's license is submitted to Material Management).

3.2.6 CRITERIA FOR DRIVING PRIVILEGES: The criteria for being granted or

maintaining driving privileges is subject to change without notice. As of February 1, 1994,

the requirements are as follows:

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3.2.6.1 Candidate for driving privileges or current authorized driver has an acceptable driving

record as defined in this manual; and

3.2.6.2 An employee identified as an accident prone driver, as defined under Section 3.1.9, has

enrolled in and completed a driver safety and training course in order to continue his or

her driving privileges; and

3.2.6.3 Authorized driver complies with all other requirements of the SFHA Fleet Management

Policy and Procedures Manual that are necessary to maintain his or her driving status.

3.2.7 AUTHORIZED DRIVER'S LIST: Each month a new Authorized Fleet Vehicle Driver's

List is distributed to each Division. This list provides the names of every employee

authorized to drive Authority vehicles.

The list, however, will not reflect those individuals authorized to drive Authority vehicles

subsequent to its distribution, or those employees inadvertently omitted there from. In such

instances, the written confirmation described in Section 3.2.5 above will suffice until the

next monthly list is distributed. Only those individuals on the Authorized Fleet Vehicle

Driver's List, or those having received written confirmation adding them to the Authorized

Fleet Vehicle Driver's List, may drive Authority fleet vehicles.

3.2.8 DRIVER TRAINING:

3.2.8.1 Authorized drivers should receive proper training from Materials Management concerning

use of SFHA vehicles. This training includes tips on observing how the vehicle handles,

unusual noises, what should be inspected prior to driving the vehicle, completing the trip

tickets, checking gauges and fluid levels, checking mechanical devices for proper

operation, checking tire tread and war, and checking mirrors and other safety devices. The

training should also includes a briefing on what to do in cases of road emergencies,

reporting vehicle problems, completing and reporting accidents and incidents, and a

reminder to obey all traffic laws and to drive defensively. Training shall be scheduled by

Materials Management on an as-needed basis. Each department is responsible for

requesting such training from Materials Management.

3.2.8.2 The Safety Manager, in coordination with Materials Management, is responsible for

providing defensive driver training sessions to all authorized drivers. These training

sessions are intended to provide Authority drivers with information on, and reinforcement

of, good driving habits, and ways in which to avoid or minimize accidents. The training

sessions are mandatory for all authorized drivers, and are periodically scheduled

throughout the year. Failure to attend a required training session after scheduling and sign-

up, without cause, will result in the removal of the employee from the Authorized Driver's

List until the training session is attended.

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3.2.8.3 Accident prone authorized drivers must participate in additional driver training when

required. Such training shall be conducted by a Department of Motor Vehicles approved

program. The training shall be arranged and scheduled through Materials Management.

However, it is the responsibility of each Department Head to notify their respective

employee of the scheduled training. Employees that do not participate in this training, and

have been informed of such training requirement, shall automatically lose their driving

privileges until such time that they participate in the driver training program. All

employees required to participate in the DMV approved driver training program must

successfully complete said program in order to have their driving privileges reinstated.

3.2.8.4 Permanent, full-time employees that are required to drive as a condition of employment,

and who the Authority requires to participate in a defensive driver's training program to

enhance their driving skills, or to correct a driving deficiency, shall be reimbursed by the

Authority the cost of such training after successfully completing it. Reimbursement is

limited to one driver training program per employee required to drive as condition of

employment. Employees required to participate in additional driver training programs will

not be reimbursed by the Authority. All driver training courses and/or programs shall be

taken on the employee's time, not during his/her normal working hours. Proof of

successful completion, as determined by the Authority, will be required.

3.3 PROCEDURES:

3.3.1 Employee completes Request for Addition to Authorized Driver's List Form.

3.3.2 Department Head or Division Director signs request form approving placement of

individual on Authorized Driver's List, if an acceptable MVR is obtained.

3.3.3 Department Head or Division Director submits request form to Materials Management for

MVR processing.

3.3.4 Materials Management reviews MVR for compliance with guidelines for acceptable driving

records, and notifies requesting department or division of approval or disapproval, in

writing.

3.3.5 Materials Management adds approved drivers to, and deletes unauthorized drivers form,

Authorized Driver's List, updates driver's license information and distributes said list

once each month to each Division.

3.3.6 Authorized drivers participate in driver orientation training conducted by Materials

Management and driver safety training conducted by the Safety Manager.

4. VEHICLE ACQUISITION AND ASSIGNMENT:

4.1 DEFINITIONS

4.1.1 FLEET VEHICLE: Any vehicle purchased, leased or rented by the SFHA for the purpose

of conducting official business on behalf of this agency.

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4.1.2 AFTER HOURS: The time between 6:00 p.m. and 7:00 a.m., Monday through Friday,

and from 6:00 p.m. Friday through 7:00 a.m. Monday each week, and all hours during

Authority holidays.

4.1.3 MOTOR POOL VEHICLE: Any vehicle not assigned to any individual.

4.2 GUIDELINES

4.2.1 SCOPE: For planning purposes, it shall be the policy of the Authority to replace owned

motor vehicles after seven (7) years of Authority use. Depending on condition, mileage,

and usage this figure will fluctuate to ensure only serviceable units are allowed to operate.

That portion of the motor vehicle fleet that has been leased will be exchanged in accordance

with the terms and conditions of the lease agreement. After five (5) years, however, the

leased vehicles shall be replaced with later models.

4.2.2 NEW VEHICLES:

4.2.2.1 Planning for fleet vehicle replacements and/or additions shall be the combined

responsibility of the applicable Director, Deputy Executive Director for

Administration/Finance and Materials Manager. The call for vehicle replacement or

augmentation will take place during the mid-fiscal year budget review conducted by the

Deputy Executive Director for Administration/Finance. Once vehicle needs have been

approved by the Executive Director, the Department Head will prepare the requisition,

together with detailed specifications, if required, and submit same to Materials

Management. Each vehicle purchased by the Authority shall be registered, licensed,

added to the agency's insurance policy, provided a gas key and subjected to decalcomania

by Materials Management.

4.2.2.2 Fleet vehicles may be procured to include the following equipment only if it is normally

offered as standard equipment by the automobile manufacturer or distributor.

• Power windows, automatic door locks, and AM/FM radio

• CD or cassette player

• Air conditioning will not be specified in the purchasing bid solicitations.

• Maintenance vehicles shall not have AM/FM car radios.

4.2.3 LEASED OR RENTED VEHICLES: Leased or rented vehicles shall not be subjected to

decalcomania, and shall be added to the Authority's insurance policy only if it is more

economical than accepting an insurance rider under the lease or rental agreement. Such

vehicles shall be assigned fleet numbers for identification purposes on the fleet inventory

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list and issuance of a gas key. Materials Management shall be responsible for the

assignment of all fleet numbers and distribution of gas keys.

4.2.4 VEHICLE ASSIGNMENTS: Each fleet vehicle shall be assigned to individual employees

or to the motor pool. The Materials Management unit shall be kept informed of individual

vehicle assignments. It is the responsibility of the Department Heads to assign vehicles to

their employees. However, the Materials Management unit reserves the right to reassign

vehicles to other departments or individuals to meet the changing needs of the Authority,

or as directed by the Executive Director. Once a vehicle is assigned to an individual, it

becomes that individual's responsibility to maintain control over the use of the vehicle.

Vehicles may not be interchanged, borrowed or used without notification to Materials

Manager, regardless of the duration. Submission of completed sign-out logs to Materials

Management on a monthly basis, and chronicling all departmental fleet activity during

that time frame, shall serve as sufficient notification. Personnel who violate this

requirement shall be subject to disciplinary action, including suspension of Authority

driving privileges.

4.3 PROCEDURES:

4.3.1 Fleet vehicle additions and/or replacements are determined during midyear budget review

for procurement in the following fiscal year. Leased or rented fleet vehicles may be

requested at any time during the year accompanied by proper justification from the

requesting department or division.

4.3.2 Department Heads or Division Directors submit detailed specifications for vehicles

approved for purchases or purchase requisitions for vehicles to be rented or leased. The

requesting department is responsible for preparing resolutions for rented vehicles should

the costs require Commission approval in accordance with the procurement policy.

4.3.3 Materials Management solicits bids for the procurement of vehicles based on specifications.

4.3.4 Materials Management submits resolution for Commission approval based on bid results

and prepares purchase requisitions for same.

4.3.5 Vehicles approved for purchase are received, then registered, licensed, subjected to

decalcomania, assigned a gas key and added to insurance policy by Materials Management.

4.3.6 Rented or leased vehicles are acquired, assigned a gas key and added to insurance policy,

or have insurance rider attached to lease agreement and given fleet number by Material

Management once procurement is approved by the Executive Director, or Commission if

required.

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4.3.7 Fleet vehicles, whether rented, leased or purchased, are assigned to departmental motor

pools and parking facilities by Materials Management. A duplicate set of car keys is

retained by Materials Management.

4.3.8 If deemed necessary, Department Heads or Division Directors shall assign motor pool

vehicles to individuals and immediately notify Materials Management of such

assignments.

4.3.9 Materials Management updates Fleet Inventory List to include year, make and model of

vehicle, vehicle identification number, person or motor pool that vehicle is assigned to,

acquisition cost, license plate number, fleet vehicle number and driver's license number

and expiration date.

5. VEHICLE OPERATION AND STORAGE

5.1 DEFINITIONS

5.1.1 AFTER HOURS DRIVERS: Employees of the Authority listed as authorized drivers and

authorized to drive fleet vehicles during those hours defined as after hours in Section 4.1.2

of this Fleet Management Policy and Procedures Manual.

5.2 GUIDELINES

5.2.1 SCOPE: The Authority shall endeavor to have it fleet vehicles operated and stored in a

safe and secure manner. Control over the operation, -use and storage of vehicles shall

remain with Materials Management at all times, unless otherwise delegated.

5.2.2 GENERAL REQUIREMENTS: Each person who drives an Authority vehicle is

responsible for its maintenance, cleanliness and obeying all traffic laws and ordinances

during the time the vehicle is in their possession. This includes paying all traffic fines and

citations received while using the vehicle, checking and replenishing water, oil and other

engine fluids as the need arises, filling the gas tank when the indicator falls below one-half

full, refraining from eating, smoking, or drinking in the vehicle s, removing the

accumulation of garbage and other debris from the interior of the vehicle while being used,

filing accident reports with the Legal Department in a timely manner, and notifying the

Materials Management unit when the vehicle is not functioning properly or appears to be

in need of servicing (e.g., brakes, tune-up, etc.).

It is the responsibility of the Department Heads to insure that their employees maintain the

vehicles in accordance with the above requirements. Failure to do so may result in the

vehicles being reassigned to other departments or individuals.

5.2.3 MOTOR POOL MONITOR: Each division or department that has vehicles assigned to its motor pool fleet, or to

individuals within that division or department, must assign an individual as a motor pool

monitor to maintain strict control over possession of the vehicle keys and gasoline credit

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cards, if applicable. The motor pool monitor must limit access to the vehicle keys and

gasoline credit cards to authorized drivers only, be aware of the location of all vehicle keys

and gasoline credit cards at all times during business hours by maintaining a daily vehicle

sign-out log and ensure that all motor pool keys are returned by the close of business each

day. The motor pool monitor is also responsible for accepting and recording reservations

to use motor pool vehicles, ensuring that trip tickets are completed for each vehicle at least

weekly, and forwarding trip tickets and daily sign-out logs to Materials Management. Trip

tickets must be forwarded to Materials Management the same day they are completed; daily

sign out logs are to be forwarded to Materials Management on a monthly basis.

Any requests for accident report forms, vehicle maintenance, flares, replenishment of first-

aid kits or any other vehicle related matters should be routed through the motor pool

monitor to Materials Management.

5.2.4 GAS KEYS: Materials Management shall assign one gas key to each fleet vehicle at the

time of acquisition. If the gas key should be lost, stolen, damaged or destroyed, then request

for a new gas key should be made immediately. Materials Management shall forward a

new gas key to the requesting department or division within two (2) business days after

receipt of the request, depending on the availability of the new key(s) from Central Shops.

All requests for gas keys must be made on a Fuel Key Request Form. Only authorized

personnel from Materials Management may request gas keys. IMPORTANT. Gas keys are

not to be shared between vehicles for any reasons. The only exception to this rule is for

equipment such as lawn mowers that require fuel and are not assigned separate gas keys.

Mileage readings input at refueling stations must be accurately recorded. Do not include

tenths of miles for mileage readings. Use of gas keys for other than their assigned vehicles,

or consistent errors in mileage reading input, will result in suspension of driving privileges

for the offending individual(s).

5.2.5 Gasoline purchases are always to be made at self-service sumps. No repairs are to be

charged to gasoline credit cards unless specifically authorized by the Executive Director.

Such repairs shall not exceed fifty dollars ($50.00) in value.

5.2.6 USE OF VEHICLES:

5.2.6.1 Individuals assigned to fleet vehicles may use such vehicles for official business of the

Authority only. After hours use of fleet vehicles is strictly forbidden unless prior approval

is received from the Division Director or Executive Director. Trips outside the nine (9

county greater Bay Area (includes Alameda, Contra Costa, Marin, Napa, San Francisco,

San Mateo, Santa Clara, Sonoma, and Solano counties) may be made only with the prior

written approval of the Executive Director. Said written authorization shall be in the

possession of the driver at all times during such out of town trips, Failure to obtain proper

authorization shall result in appropriate disciplinary action to include suspension of

driving privileges.

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5.2.6.2 The conditions under which after hours use of fleet vehicles may be granted are as

follows:

• The employee is classified in a Division Director or higher level position within the

Authority, and is required to work after hours or attend after hours functions related to

official business of this agency on a regular basis.

• The employee is classified as a Management or staff employee and has been instructed

by his/her Division Director or the Executive Director to attend to or perform Authority

related after hours functions or duties away from his/her office. In such instances,

approval for after hours use of fleet vehicles may be granted only for the date the

function occurs or the duties are to be performed.

• The employee is assigned as the Duty Officer or backup Duty Officer. In such

instances, only the Executive Director may approve after hours use of fleet vehicles.

• The employee is a craft employee, and must attend to an after hours emergency call

per instructions from the Executive Director, Division Director, Chief of Maintenance

Operations, Duty Officer or backup Duty Officer.

5.2.6.3 Each after hours driver must sign out for the vehicle taken following the guidelines

stipulated in this manual for vehicle sign-outs (see Section 5.2.8), and complete a trip

ticket for the vehicle if the vehicle is not regularly assigned to that individual. The trip

ticket must be tuned in to the department's designated key monitor by the next business

day. After hours drivers must also maintain the vehicles in accordance with the provisions

of Section 5.2.11 of this manual.

5.2.6.4 During out-of-town trips using transportation other than an assigned fleet vehicle or for

any type of excused or unexcused leave in excess of three (3) consecutive days, any and

all fleet vehicles in possession of an employee must be surrendered, along with its car

keys, to the appropriate key monitor for that department. The vehicle may be reassigned

by Materials Management for the duration of the leave or absence.

5.2.6.5 Use of personal vehicles for official business of the Authority requires Division Director

written approval in advance. The employee may be reimbursed for approved personal

vehicle use by completing an expense account form and submitting it with a check request

for approval and payment. Reimbursement is limited to the current federal mileage

reimbursement rate_ established by the Internal Revenue Service, and includes gas,

insurance, mechanical wear and tear, depreciation and all other expenses except bridge

tolls and parking fees.

The Authority shall not be responsible for any damage or repairs to personal vehicles. The

employee may be required to sign a waiver absolving the Authority of any liability related

to the use of a personal vehicle during work hours or for work related business.

Page 12

5.2.7 VEHICLE AVAILABILITY:

5.2.7.1 Motor pool vehicles will generally be available for use between the hours of 9:00 a.m. and

5:00 p.m., Monday through Friday, except holidays. Vehicles may be available between

8:00 a.m. and 9:00 a.m. During this period the vehicles will be inspected, refueled and

cleaned on a rotating basis. In addition, each motor pool vehicle may not be available

approximately once every four (4) months for a one or two day period to allow for the

performance of routine and preventive maintenance service. The assigned department or

division will be notified of such maintenance at least twenty-four (24) hours in advance.

Unfortunately the vehicles will, from time to time, require unscheduled emergency

maintenance service. In such instances, every effort will be made to notify the assigned

division as far in advance as possible and, if necessary, make alternate arrangements to

ensure the availability of a vehicle.

5.2.7.2 To ensure the availability of vehicles for use by employees conducting official Authority

business, it is suggested that such vehicles be reserved by the requestor with any

department or division that maintains a motor pool fleet. Reservations are made by

inquiring about the availability of a vehicle for a particular date and time and, based on

the response, completing and submitting a reservation form to the appropriate department

or division. Reservations should be made at least twenty-four (24) hours in advance.

5.2.8 VEHICLE SIGN OUTS: Each department must maintain logs for the purpose of signing

vehicles in and out, and must turn them in to the Materials Management unit at the end of

each month. Individuals using motor pool vehicles or vehicles assigned to other individuals

must sign out for such vehicles to include their name, fleet vehicle number, destination,

time the vehicle was signed out and an estimated return time. Once the vehicle is returned,

the individual must sign the vehicle back in by indicating the actual return time and

submitting the keys to the appropriate location or person designated to control such keys.

Any department that does not maintain logs for the purpose of signing vehicles in and out

may be subject to loss of control over fleet vehicles assigned to it.

5.2.9 REFUELING OF VEHICLES:

5.2.9.1 It is the responsibility of each driver to refuel the vehicle s/he is driving if the tank is

less than one-half (1/2) full. Authority vehicles may be refueled at the following City and

County of San Francisco gas stations:

• 950 Bryant Street

• 2323 Army Street

• 1800 Jerrold Avenue

If the vehicle requires oil, it may be obtained at the gas station above also (see gas station

attendant).

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5.2.9.2 When refueling fleet vehicles, the driver must punch in the correct information requested

upon insertion of the gas key into the gas pump control box. Odometer meter readings

must be correctly reported-tenths of miles must be excluded from the reported reading.

Failure to accurately report mileage readings may result in removal of driving privileges.

5.2.10 EMERGENCY ROAD SERVICE: In the event a fleet vehicle becomes inoperative due

to mechanical failure or flat tire, emergency road services are available by contacting

Materials Management for assistance. After hours, the fleet driver may contact the

following companies for required services:

• Mechanical breakdown: Contact P & S, Incorporated, at (415) 761-5022 and have

the vehicle towed to the Egbert Avenue maintenance yard.

• Flat tire: Contact Rick's Tire Service's beeper number by following the instructions

below:

1. Dial (415) 774-4178

2. Wait for one beep, and then dial in the telephone number you are calling from;

3. Hang up; your call is complete;

4. Your call should be returned within ten (10) minutes by a repairman. Please give

the repairman your name, fleet number and location of the vehicle.

DO NOT LEAVE THE VEHICLE ONCE THE SERVICE CALL HAS BEEN

PLACED. THIS RESULTS IN AN UNNECESSARY SERVICE CALL CHARGE.

CONTINUED ABUSES OF THIS NATURE WILL RESULT IN DISCIPLINARY

ACTION BEING TAKEN AGAINST THE OFFENDING INDIVIDUAL.

5.2.11 VEHICLE CARE:

5.2.11.1 Department Heads are responsible for assuring that vehicles assigned to their operation

contain the following items at all times:

• Copy of registration card

• Copy of proof of insurance card

• Trip ticket

• First aid kit, vehicle operator's manual, three road emergency flares, accident report

form, safety cones (Maintenance vehicles only), wheel chocks (Maintenance

vehicles only)

NOTE: Infant care seats must be used in any fleet vehicle carrying infants or small

children under 40 pounds.

Materials Management should be contacted immediately if any of the above items are

not in the vehicle and are otherwise unavailable.

Page 14

5.2.11.2 Drivers are expected to return fleet vehicles with a clean interior. This includes emptying

ash trays, removing papers, other documents and envelopes, and properly disposing of

all trash.

5.2.11.3 Employees assigned to fleet vehicles, other than temporary assignments of motor pool

vehicles, are responsible for maintaining the exterior of the vehicles in a clean

condition. Car wash tickets for such purposes may be secured from the City and County

of San Francisco gas stations.

5.2.11.4 Each person using a motor pool vehicle must complete a trip ticket each time the vehicle

is driven and problems are observed with its performance, physical damage has been

incurred, or it is excessively dirty. In addition, trip tickets must be completed by the

responsible department once a week for each vehicle under its jurisdiction regardless

of the vehicle(s) condition. The trip ticket requires the operator to determine the

condition of the vehicle and provides a simple means of communicating that condition

to Materials Management. If the trip ticket is not completed and submitted, and the

vehicle becomes inoperative due to a condition that could have been detected and

remedied by completing and submitting the trip ticket, the driver of record may be

found negligent in his/her responsibilities and lose driving privileges in addition to

other appropriate disciplinary action being taken. Trip tickets may also be used to

request servicing of any fleet vehicles.

5.2.11.5 Failure to properly care for fleet vehicles as herein described may result in reassignment

of the fleet vehicle and/or disciplinary action being taken against the offending party.

5.2.12 STORAGE: Authority vehicles shall be returned to, and left at, designated parking areas

after the close of business each work day, on weekends and holidays. Materials

Management shall assign vehicles to specific parking areas based on the location and

duties of the assigned drivers, availability of parking spaces, and level of security at

designated locations.

5.2.13 HOME STORAGE: No fleet vehicle it to be stored at an employee's home on a

continuous basis without prior written approval of the Executive Director. Such

approval may be granted in the following instances:

• The employee is required to respond to emergency calls on a regular basis; or

• The employee is required to conduct Authority business during after hours on a

regular basis; or

Page 15

• In the opinion of the Executive Director, it is in the best interests of the Authority

to allow home storage to an employee of this agency.

Employees must take reasonable precautions to safeguard home stored vehicles.

5.3 PROCEDURES:

5.3.1 Motor pool monitors assigned to control and coordinate use of fleet vehicles within that

department or division.

5.3.2 Authorized drivers sign out for use of fleet vehicles in the department or division vehicle is

assigned to, obtaining trip ticket from motor pool monitor in the process.

5.3.3 Authorized drivers inspect vehicles for safety hazards and other maintenance needs prior

to, and during trip, noting requirements on trip ticket.

5.3.4 Authorized drivers refuel vehicles prior to returning to designated parking facilities, check

oil and other fluid levels, and clean interior and exterior of vehicles as needed.

5.3.5 Authorized drivers return vehicle keys to motor pool monitor, turn in completed trip ticket

and sign in on daily log sheet.

6. VEHICLE MAINTENANCE

6.1 DEFINITIONS

6. 1.1 EMERGENCY MAINTENANCE: Emergency maintenance shall be defined as those

instances when the vehicle becomes inoperative or unsafe to drive and the urgency of need

to repair the vehicle has been determined as mission essential by Materials Management

and the appropriate Department Head.

6.1.2 ROUTINE MAINTENANCE: Routine maintenance shall be defined as any maintenance

or repairs required on vehicles to ensure safe and legal operation of vehicles that are not of

an urgent nature.

6.1.3 SCHEDULED MAINTENANCE: Scheduled maintenance shall be defined as any

maintenance or repairs required on a routine basis in order to extend the useful lives and

driving condition of fleet vehicles.

6.1.4 MAJOR REPAIR WORK: Any repair to any fleet vehicle that exceeds five hundred

dollars ($500.00) in cost.

Page 16

6.1.5 SUBSTANDARD CARE: Any vehicle that is damaged in accidents or incidents three

times in any twelve month period within the same department or division, has trip tickets

not completed regularly, is not cleaned regularly, or has stained or torn upholstery, is

hereby identified as receiving substandard care.

6.2 GUIDELINES

6.2.1 SCOPE: It is the policy of the Authority to effect repairs of fleet vehicles on a cost effective

basis. Scheduled maintenance procedures will be used as the primary method to repair fleet

vehicles.

6.2.2 GENERAL REQUIREMENTS: It is the responsibility of the Fleet Specialist to ascertain

the maintenance and repair needs of fleet vehicles, schedule servicing based on that

assessment, inform the affected departments of the service required and anticipated return

date of the vehicle, and to verify that proper repairs have been performed on vehicle when

such servicing has been contracted out. The Fleet Specialist shall monitor all maintenance

costs and frequency of repairs to identify vehicles that are habitually in the shop. The Fleet

Specialist shall keep the Materials Manager informed of all repairs and vehicles that appear

abused by Authority drivers. Vehicles that have been identified as receiving substandard

care may be reassigned to another department, division or individual by Materials

Management.

6.2.3 SCHEDULED MAINTENANCE: Scheduled maintenance shall be based on the warranty

requirements of the vehicle. If the vehicle's warranty period has expired, maintenance shall

be based on mileage. Every 6,000 miles each fleet vehicle must be serviced for a tune-up;

oil change and lubrication shall be performed every 3,000 miles. The Fleet Specialist must

also inspect the vehicle for other servicing needs such as tire replacement, engine coolant

and transmission fluid replenishment, body damage, steering problems, and mechanical

device failures (turn signals, lights, etc.).

6.2.4 ROUTINE MAINTENANCE: Based on analysis of trip tickets, accident/incident reports

or repair requests, the Fleet Specialist shall schedule an inspection and ascertain repair

needs of vehicles identified by such analysis. If major repairs are required, the Fleet

Specialist must discuss such repair work with the Materials Manager prior to authorizing

the repairs. The Materials Manager shall determine if such repairs are warranted based on

the fair market value of the vehicle, the maintenance history of the vehicle, and the needs

of the department or division affected by the loss of the vehicle. If the decision is re repair

the vehicle, the Fleet Specialist shall arrange for the repairs and notify the affected

department or division of the anticipated return date of the vehicle to them.

6.2.5 EMERGENCY MAINTENANCE: When vehicles become inoperative during the course

of travel, in traffic, or at any time while being driven by Authority personnel, Materials

Management must be notified immediately. Once notified, the Fleet Specialist shall be

dispatched to examine the cause of the vehicular failure. The Fleet Specialist shall make

every effort to effect repairs to make the vehicle operable. However, if the repairs needed

are substantial, or will require an inordinate amount of time, then the vehicle must be towed

Page 17

to the maintenance yard at Egbert for further evaluation. Once the extent of necessary

repairs have been established, the Fleet Specialist shall arrange for the repairs and notify

the affected department or division of the anticipated return date of the vehicle to them.

Again, major repair work must be approved by the Materials Manager prior to such work

being performed (see Section 5.2.10 for emergencies during after hours).

6.3 PROCEDURES

6.3.1 Motor pool monitors submit trip tickets and repair requests to Materials Management for

follow-up action.

6.3.2 Fleet Specialist arranges for scheduled and/or routine maintenance with key monitor in each

department or division based on analysis to trip ticket, repair requests, accident reports

and physical inspection of vehicles.

6.3.3 Fleet Specialist provides motor pool monitors with anticipated return dates of vehicles to

the department or division.

6.3.4 Fleet vehicles repaired are returned and key submitted to motor pool monitors for control

and safekeeping.

7. ACCIDENT AND INCIDENTS

7.1 DEFINITIONS

7.1.1 ACCIDENT: Any event resulting in a collision with and/or damage to a fleet vehicle or

opposing vehicle, or persons while the fleet vehicle is engaged in movement, or is

otherwise in traffic, or occupied by an individual.

7.1.2 INCIDENT: Any event resulting in damage to a fleet vehicle while it is stationary, parked

in a legal parking space, and is unattended.

7.2 GUIDELINES

7.2.1 SCOPE: The Authority is committed to maintaining a comprehensive system for

monitoring and reporting vehicular accidents and incidents, and shall require each

employee authorized to drive Authority vehicles to participate in reporting accidents and

incidents in a timely, truthful and accurate manner.

7.2.2 GENERAL REQUIREMENTS

7.2.2.1 In case of an accident, the driver of the fleet vehicle must stop and obtain the opposing

driver's license, insurance and other pertinent information, if applicable. The driver of the

Page 18

fleet vehicle is also encouraged to obtain the names, telephone numbers and addresses of

any witnesses to the accident. The driver must use the Accident Report form located in the

glove compartment of the fleet vehicle. This form must be completed and submitted to the

Legal Department within one (1) business day of the accident unless the driver is

incapacitated. Any driver who is not incapacitated by the accident and fails to complete the

Accident Report form within one (1) business day of the accident may lose his/her driving

privileges.

7.2.2. Any driver or passenger injured in an accident should seek medical attention immediately

from either a hospital emergency room or his/her personal physician. The driver's and/or

passenger's supervisor must submit a completed Supervisor's Report of Injury form to

Personnel Services within two (2) business days of the injury (NOTE: For minor injuries

please seek medical attention at the Authority's designated worker's compensation health

care provider).

7.2.3 DAMAGE IN EXCESS $500.00: For those accidents resulting in damage to either vehicle

or more than $500.00, or involving injury to another person, the driver must notify the

local law enforcement agency and the Authority's Legal Department immediately. The

driver of the fleet vehicle must then wait for the arrival of the law enforcement official

and Authority's representative, in addition to obtaining the information detailed in Section

7.2.2.1. Failure to do so may result in disciplinary action being taken against the

responsible employee. State law requires that each party involved in any accident resulting

in damage in excess of $500.00 must complete a Form SR-1 and forward it to the

Department of Motor Vehicles, Financial Responsibility section. SR-1 forms have been

incorporated as page one of the Authority's accident report form. The completed SR-1

form must be mailed by the Legal Department to the Department of Motor Vehicles within

10 days of the accident upon verification of damage to a vehicle in excess of $500.00 (if

such damage cannot be reasonably estimated to exceed $500.00 at the time of the

accident).

7.2.4 SUBMISSION OF ACCIDENT REPORT: The driver of the fleet vehicle must submit

an accident report, in a timely manner, filling in all the required information on that form.

Accident reports must be submitted not later than 24 hours after the accident occurred. If

the accident occurred on a Friday, holiday or weekend, the accident report must be

submitted not later than the next business day. Accidents involving injury to pedestrians

must be reported immediately to either the Legal Department, or the Duty Officer if it

occurred during after hours. Accident reports forms are stock items and should be

requisitioned by each department as needed.

7.2.5 SUBMISSION OF INCIDENT REPORT: Incidents reports must be submitted for all

incidents involving damage to fleet vehicle. The incident report must detail the date and

time the damage was discovered, where the vehicle was parked at the time of discovery,

and the activity the person reporting the incident was engaged in immediately preceding

the discovery. Incident reports must be submitted within twenty-four (24) hours of the

discovery, or if discovered on a Friday, holiday or weekend, the next business day.

Page 19

7.2.6 RESPONSIBILITY: Department Heads are responsible for their employees submitting

accident and incident reports, SR-1 forms, and following the procedures pertaining to

accidents and incidents. Failure of any employee to follow the procedures provided for

herein may result in the vehicle being reassigned to another department or individual, as

well as, revocation of driving privileges. Authority drivers determined to be at-fault for

two or more accidents during the most recent three (3) year period whether or involving

Authority vehicles shall have their driving privileges revoked immediately upon such

determination.

7.3 PROCEDURES

7.3.1 Fleet vehicle driver stops and obtains the name, license number, home address and telephone

number of the other driver; the make, model year and license plate number of the other

driver's vehicle; the name and policy number of the other driver's automobile insurance

using the Accident Report form, or on a piece of paper if no form is immediately available.

7.3.2 Fleet vehicle driver obtains the name, address and/or telephone number of any witnesses to

the accident.

7.3.3 Fleet vehicle driver calls dispatch for assistance, or if after hours, emergency answering

service.

7.3.4 Fleet vehicle driver remains with vehicle until Authority representatives and law

enforcement officers arrive, if damage is estimated at more than $500.00, or it is an injury-

accident.

7.3.5 Fleet vehicle driver submits accident report to Legal Department for follow-up and

preparation of insurance claim.

7.3.6 Legal Department forwards copy of accident report to insurer with claim form, to Personnel

Services for placement in employee's file, and to Materials Management for repair follow-

up and driving record check. Legal Department files SR-1 form with Department of Motor

Vehicles, if damage is over $500.00.

7.3.7 Personnel Services notifies Department Head and/or Division Director of disciplinary action

that should be taken against fleet vehicle driver.

7.3.8 Materials Management notifies Department Head and/or Division Director of driving status

of fleet vehicle driver, if changed.

8. VEHICLE DISPOSAL

8.1 DEFINITIONS

Page 20

8.1.1 PERSONAL PROPERTY: Personal property is property of any kind except land, land

improvements, structures and appurtenances thereto excluding movable machinery and

equipment. Personal property may be tangible-having physical existence, or intangible-

having no physical existence, such as patents, inventions and copyrights.

8.12 NONEXPENDABLE PERONALPROPERTY: Nonexpendable personal property means

tangible personal property having a useful life of more than one (1) year and an acquisition

cost of three hundred dollars ($300.00) or more per unit.

8.1.3 EXCESS PROPERTY: Excess property means property under the control of the Authority

which, as determined by the Executive Director, or designee, is no longer required for its

needs or discharge of its responsibilities.

8.1.4 ACOUISITION COST OF PURCHASED NONEXPENDABLE PERSONAL

PROPERTY: Acquisition cost of a nonexpendable personal property item means the

net invoice unit price of the property including the cost of modifications, attachments,

accessories, or auxiliary apparatus necessary to make the property usable for the purpose

for which it was acquired. Other charges such as the cost of installation, taxes,

transportation, duty or protective in-transit insurance, shall be included or excluded from

the unit acquisition cost in accordance with the Authority's regular accounting practices.

8.1.5 EXEMPT PROPERTY: Exempt property means tangible personal property acquired in

whole or in part with Federal funds, and title to which is vested in the recipient without

further obligation to the Federal Government except items of nonexpendable personal

property having a unit acquisition cost of $1,000.00 or more.

8.2 GUIDELINES

8.2.1 SCOPE: When Authority-owned fleet vehicles become uneconomical to repair, the

vehicles shall be declared excess property and sold or otherwise disposed of in accordance

with Attachment N, OMB Circular No. A- 102, or other Federal regulations as applicable.

8.2.2 FEDERALLY-OWNED NONEXPENDABLE PERSONAL PROPERTY: Title to

federally-owned property remains vested in the Federal Government. The Authority shall

submit an inventory listing of federally-owned property in its custody to the Federal agency

on an annual basis, as required. Upon completion of the agreement or when the property is

no longer needed, the Authority shall report the property to the Federal agency for further

utilization. If the Federal Government has no further need for the property, it shall be

declared excess property and reported to the General Services Administration. Disposition

instructions will be issued to the Authority after completion of the Federal agency review.

8.2.3 EXEMPT PROPERTY: When statutory authority exists, title to nonexpendable personal

property acquired with project funds shall be vested in the Authority, upon acquisition,

Page 21

unless it is determined that to do so is not in furtherance of the objectives of the Federal

sponsoring agency. When title is vested in the Authority, the Authority shall have no other

obligation or accountability to the Federal Government for its use or disposition except as

provided in paragraph 6a of Attachment N, OMB Circular No. A- 102.

8.2.4 OTHER NONEXPENDABLE PROPERTY: When other nonexpendable tangible

property is acquired by the Authority with project funds title shall not be taken by the

Federal Government but shall vest in the Authority subject to the conditions established in

paragraph 6 of Attachment N, OMB Circular No. A- 102.

8.2.5 SELLING VEHICLES: Where the Authority is authorized to sell or dispose of

nonexpendable personal property, proper sales procedures shall be established which

provide for competition to the maximum extent practicable and result in the highest

possible return to the agency. The Materials Manager shall determine the method of

disposal based on reports submitted by the Fleet Specialist and Materials Control Officer

detailing the condition of the property.

8.3 PROCEDURES

8.3.1 Vehicles are identified for salvage or disposal based on current needs assessment,

replacement schedules and evaluation of their condition.

8.3.2 Authorization to dispose of vehicles is obtained.

8.3.3 Materials Manager established date for disposal, and arranges an Authority auction, or to

have the City and County of San Francisco auction the vehicles, or sells vehicles identified

as salvage to the highest bidder.

8.3.4 Prior to auction, all property is identified and marked in accordance with property

management standards for nonexpendable property.

8.3.5 Cash received for auctioned or salvaged vehicles is submitted to Finance along with

inventory records, copies of pink slips and other documents that identify the vehicles sold.

8.3.6 Removal from Authority premises of auctioned or salvaged vehicles occurs the same day

of sale, with such removal costs absorbed by the buyer.

Attachment 5

Codes of Safe Work Practices

Code of Safe Work Practices

- Cockroaches

Cockroaches in the work environment are a health hazard not only because of the risks posed by cockroach antigens

to asthma sufferers, but also because they can carry disease-causing germs and because some of the methods

traditionally used to eliminate them cause additional health hazards.

Any residence can have cockroaches because of left over food or accumulated debris, leaky pipes and faucets, failure

of caulking, etc. The ultimate goal is to keep cockroaches out of residences and when necessary, to eliminate those

that are there, while keeping residents and SFHA workers safe.

The initial actions residents and SFHA can take are regular cleaning and maintenance to remove the food, water, and

shelter for the cockroaches. Not only will this help to prevent a cockroach problem in the first place, it is also crucial

to controlling an existing infestation and maintaining a cockroach-free environment. When doing routine maintenance

in an occupied unit with pest control problems, report unsafe conditions to the Property Manager; they will need to

assure the tenant takes immediate corrective actions.

If a cockroach problem requires remedial action, there are numerous paths of control and products available. Once a

cockroach problem has been identified, integrated pest management (IPM) practices should be undertaken. Care

should be taken to avoid residential exposure to pesticides, as these chemicals can be a carcinogenic health hazard.

Many pesticides can also trigger asthma attacks and cause developmental disabilities.

Pesticide sprays and fogs should not be used to control the problem. Not only will sprays and fogs leave a residue

that is hazardous to human health, they also must be applied periodically and are not effective against cockroaches.

Baits and boric acid are safer, more preferable forms of treatment that limit the level of human exposure to pesticides.

Cockroach baits are perhaps the most effective means of controlling cockroaches once they have been identified. They

are available as bait stations to consumers as well as gels and powder to commercial pest control providers. Baits are

also desirable because of they have little or no negative impact to the environment. Also, no advance preparation is

required for their use as compared to the old way of fogging an infested area.

If there is a heavy infestation, a crack and crevice application may be warranted, followed by application of cockroach

bait. This type of application is best done by a professional applicator because they have the appropriate equipment

to perform the application.

To prevent re-infestation, complete the following tasks:

1. Eliminate places where they live. Keep trash in containers with tight-fitting lids. Empty trash frequently,

disposing of newspapers, magazines, rags and boxes (cockroaches particularly like to hide in corrugated

cardboard). Caulk cracks and crevices and fill gaps around pipes.

2. Eliminate sources of food and water. Cleanup spills and crumbs right away. Store food in tightly sealed

containers. Do not leave pet food out overnight. Don’t leave dirty dishes in the sink. Fix leaky pipes

and faucets. Vacuum crack and crevices to remove food crumbs.

3. Head off invasions from outside. Trim shrubbery and eliminate ivy or other dense ground cover near

the residence. Seal cracks and other openings to the outside. Inspect boxes, appliance and furniture left

in storage that may harbor roaches.

Where assistance is needed for proper cleanup by workers with respiratory protection, contact John Wilkinson at

[email protected] or (415) 715-3120.

mailto:[email protected]

Page 2

Acknowledgment of Receipt & Review of Code of Safe Practices

To All Employees:

Attached is the Code of Safe Work Practices for Cockroaches. These guidelines are provided for your safety.

Your manager or superintendent has reviewed this code with you. It is the responsibility of each employee to

read and comply with this code.

The attached cope of the Code of Safe Work Practices is for you to keep. Please sign and date below and return

only this page to your manager or superintendent.

I have read and understand the Code of Safe Work Practices.

Employee Signature Date

Page 3


- Degreasers

Note: Please discontinue the use of Industrial Purple Cleaner and Degreaser, SuperClean Foaming Cleaner-

Degreaser, Easy Off Oven Cleaner and similar products at SFHA properties immediately. These products are

caustic and can cause severe eye and skin burns and can only be used in conjunction with safety goggles and a

portable eye washer at each site. These products, and similar caustic cleaners, can cause severe and permanent eye

injury and blindness.

1. Review the Material Safety Data Sheet (MSDS) and the health, safety and reactivity hazards of all

janitorial and cleaning solvent and products before using.

2. Industrial Purple Cleaner and Degreaser and similar products such as Easy Off Oven Cleaner and

SuperClean Foaming Cleaner-Degreaser have a health hazard rating of ‘3,’ placing it in a category of

severe potential health risk. These products can only be used in conjunction with safety goggles and a

temporary eye wash station at the point of use. Use of safety glasses alone is insufficient. Do not use

any degreasers that contain sodium hydroxide (caustic soda or lye), which may cause severe eye

and skin burns, without goggles and an eye wash in place. 3. Acceptable products, including ProForce Heavy Duty Degreaser and Simple Green, have a health

hazard rating of ‘1.’.

4. Always following the manufacturer’s recommendations regarding concentration and methods of use.

See the manufacturer’s Material Safety Data Sheet (MSDS) for other safety precautions.

5. Dispose of banned products per Golden Gate Scavenger’s guidelines.

Page 4


To All Employees:

Attached is the Code of Safe Work Practices for Degreasers. These guidelines are provided for your safety.







Page 5


- Sharps

Note: Sharps are needles, broken glass and china, lancets, piece of metal, staples, razor blades, etc. (i.e., anything

that can cut, slice, or puncture is considered a ‘sharp’.)

1. All ‘sharps’ must be handled with care to prevent injury to you or others.

2. Use the correct ‘sharp’ for the job:

a. Cut paper with scissors.

b. Use a ‘carton opener’ to open cardboard boxes.

c. Never use an unguarded razor blade for any task. These should be used in proper holders and used

for the task for which they were designed.

d. Retract utility knife blades when not in use.

3. Be aware of blood borne pathogens from used needles. Hepatitis B infection can have a range of

illnesses and cause liver damage. Human Immunodeficiency Virus (HIV) is the virus that causes

Acquired Immune Deficiency Syndrome (AIDS). Transmission of HIV, like Hepatitis B, occurs when

contaminated body fluids enter the blood stream. Take precautions when removing needles or syringes

out of grates, bar screens, etc. OSHA recommends vaccination against Hepatitis B for workers likely

to be exposed to blood or syringes at work. Wear heavy gloves when working with items that may

cause cuts or punctures.

4. Wear heavy cotton or leather gloves when handling an object, such as broken glass, that could be

potentially sharp or have rough edges that could cut.

5. Never stick your bare arm into windows or doors with broken glass where sharps or rough edges may

cut yourself.

6. Remove glass chards still in place using pliers or suitable tools, preventing direct contact.

7. Use a broom and dust pan to sweep-up sharps, such as broken glass, and avoid direct contact.

8. Disposal of sharps must protect anyone who may come in contact later, such as co-workers, tenants,

maintenance staff, or yourself. Put the item into a special ‘sharps’ or ‘glass’ cardboard box or

container, when available. If there is none, wrap it well and clearly label “SHARPS – HANDLE

WITH CARE.”

9. Broken glass, needles or other sharp-edged objects shall not be placed in wastebaskets unless properly

protected.

10. Sharp or pointed articles should be stored as to prevent persons from coming in contact with the sharp

edges or points.

Page 6


To All Employees:

Attached is the Code of Safe Work Practices for Sharps. These guidelines are provided for your safety.







Page 7


- Vagrancy

People use the term "vagrant" when they want to describe a particular kind of criminal homelessness, usually involving

break-in to a vacant housing unit, or sleeping in a public access area. In such cases, SFHA workers generally will be

unable to appraise the vagrant’s physical and mental ability to support themselves and should be aware that such

conditions may affect their health and safety.

Dealing with homeless people can be fraught with moral danger. Few people would argue that the police should do

what they can to reduce burglary or car theft. Yet there are many strong and organized advocates of the chronically

homeless. Some believe chronic homelessness is a lifestyle choice and, as such, should be protected by law. Others

claim it is a consequence of socio-economic factors, such as high unemployment and the lack of affordable housing,

or that the chronically homeless are victims of abusive childhoods, addiction, or mental illness. In any event, they

oppose criminalizing what they perceive to be a status beyond a homeless person's control. Still others object to the

"criminalization of homelessness" because it violates fundamental constitutional rights, in particular those codified in

the First, Fourth, Eighth, and Fourteenth Amendments.

The U.S. Department of Housing and Urban Development (HUD) classifies homeless people in two broad categories:

sheltered and unsheltered. A "sheltered" homeless person lives in an emergency shelter or transitional housing. This

includes domestic violence shelters; residential programs for homeless or runaway youth; or a hotel, motel or

apartment paid for with a voucher provided by a governmental or private agency because the person is homeless. An

unsheltered homeless person lives in "a place not meant for human habitation, such as cars, parks, sidewalks,

abandoned buildings, or on the street." About 44 percent of homeless people are unsheltered. Unsheltered homeless

are usually single men, who, unlike homeless families, are less likely to live in emergency shelter, transitional housing,

or permanent supportive housing.

Another categorization of homelessness is whether the status is temporary (due to an eviction, prolonged

unemployment, job layoff, or domestic violence) or chronic. The federal definition of chronically homeless is an

"unaccompanied homeless individual with a disabling condition who has either been continuously homeless for a year

or more or has had at least four episodes of homelessness in the past three years" (U.S. Department of Housing and

Urban Development , 2008b:15). About 18 percent of the total homeless population (unsheltered and sheltered in

emergency shelter) is considered chronically homeless, and, of those, two-thirds are unsheltered. In other words, an

estimated 12 percent of the United States' homeless population, or close to 83,000 people, is unsheltered and

chronically homeless.

Compared with the general population, unsheltered homeless are more likely to be male, older, and a minority. A

significant number of transients are addicted to drugs or alcohol and a sizable portion are also mentally ill ("dually

diagnosed").

Panhandling is one way homeless encampment dwellers make money, but more work at odd short-term jobs, such as

street vending and day labor. Collecting cans or bottles is also common. Relatively few receive public benefits. A

very small number engage in prostitution.

Problems associated with vagrancies fall into three categories: impact on the homeless population, impact on the

environment, and impact on the larger community.

Impact on the Homeless Population

Unhealthy conditions. Conditions in vagrant-occupied units can be dangerous to SFHA worker’s health. Garbage

attracts rodents and other vermin. Food cannot be stored, and dishes cannot be washed properly, facilitating the spread

of food-borne diseases. Poor hygiene contributes to health problems. Tuberculosis and sexually-transmitted diseases

are of special concern. Many transients may have addictions to drugs or alcohol. Other environmental hazards, such

as batteries and fuels, may be used for heating and cooking.

Page 8

Victimization of the chronically homeless. Not much is known about victimization among this population because

they are not included in large-scale household-based surveys, such as the National Crime Victimization Survey.

Official data, such as the National Incident-Based Reporting System and the Uniform Crime Reports, typically do not

include victims' housing status. Further, specific information on victimization of chronically homeless people who

live in homeless encampments is based on case studies of particular jurisdictions or is anecdotal.

However, smaller studies paint a troubling picture. The chronically homeless report high rates of child and sexual

abuse that occurred before they became homeless. Further, once homeless, the population continues to be victimized

at a rate about twice that of the general population. Chronically homeless people are also more likely than the general

population to be victims of crime against the person than property crime. These patterns are particularly true for

chronically homeless women.

Chronically homeless people are victimized by the public and by their peers. Violence against the homeless committed

by non-homeless offenders appears to be increasing even while violent crimes are generally decreasing. Many of these

incidents are beatings. Over the nine-year period from 1999 to 2007 in the United States, 217 homeless people were

killed by those who were not homeless.

Impact on the Environment

In addition to concerns about the hazardous materials mentioned above, which potentially harm both the transients

and the surrounding environment, inadequate human waste disposal can pose a hazard to SFHA workers. Another

hazard linked to homelessness is fire. Vagrants may turn to fires within vacant units for heat and cooking, causing

possible damage to the building and adjoining occupied units.

Impact on the Community

Criminal activity by the chronically homeless. Numerous studies have pointed to a strong relationship between

homelessness and criminality. Yet contrary to popular opinion, the typical chronically homeless person is not a

hardened violent felon, but someone with a disproportionately high arrest rate for crimes such as public intoxication,

petty theft, and trespassing. The longer someone is unsheltered and chronically homeless, the more involved he or she

becomes in criminal behavior, largely due to the increased use of "non-institutionalized survival strategies," such as

panhandling, street peddling, and theft. Chronically homeless people who are mentally ill are arrested more than those

who are not mentally ill.

Many researchers have argued that the high rates of arrest and low-level offending by the chronically homeless are

results of the "criminalization of homelessness." Laws against lying down or sleeping in public, public excretion and

urination, public intoxication, and the like, make it difficult for the street homeless to carry out routine behaviors in

public places. Some police observers report that being homeless subjects people to more strict enforcement for

activities that are dealt with more leniently if the person can show proof of address.

Even if transients are not hard-core violent offenders, evidence from police case studies shows areas adjacent to

transient encampments have higher levels of petty and serious crime unrelated to "routine behaviors," such as drug

dealing and usage, disturbance, theft, prowling, burglary, panhandling, fighting, vandalism, armed robbery, rape, and

aggravated assault. Stolen property, weapons, and wanted felons have been found in homeless encampments.

Threats to business viability. Many chronically homeless behaviors, such as sleeping on the streets, panhandling,

public excretion or urination, and public intoxication, are threatening or undesirable. In some urban settings, police

rate transients and their behaviors as a bigger problem than drugs, car burglaries, public fighting, cruising, or noise.

Housing units near entertainment districts are particularly vulnerable to transient behavior because of the availability

of people with disposable income, park benches, unattended public restrooms, and lax enforcement of laws governing

street behavior. The presence of transients creates an environment of lawlessness.

Illegitimate use of public space. Regular citizens may not use housing development recreational areas, laundries and

other facilities because they fear the spaces are controlled by transients. Often the homeless are victimized at night,

Page 9

prompting them to sleep only during daylight hours in public places. This condition only exacerbates the conflict with

legitimate facility users.

* *

As you can see from the above discussions, the social-economic impacts and characterization of the problem is quite

complex and the average SFHA workers is not qualified to make detailed evaluations. As a general rule, the following

procedures are recommended:

1. Avoid confrontation with the homeless and vagrants, whenever possible.

2. Do not confront individuals, tenants or vagrants, where acts of violence may be occurring. Immediately

call 911.

3. Do not use threatening language or acts.

4. Announce your presence when entering a unit that may be utilized by squatters. State your intent to

complete work and provide adequate time for the vagrant(s) to move out. Secure the site after completing

your work to prevent reoccurring occupancy.

5. If conditions that place the overall community at high risks are discovered, such as illegal fires in units

for heat or cooking are discovered, immediately report these incidents to the Property Manager so that

corrective actions can be taken. Secure the site after completing your work to prevent reoccurring

vagrancy.

6. Enter break-in units in pairs or advise others of your intended actions and location so they can provide

support, as needed.

7. Be aware of health and safety concerns and wear protective gloves, boots, etc., as warranted. Be aware

of the Bloodborne Pathogen Standards.

8. Refer to SFHA’s Public Operations Phone Lists for the name and phone number of the responsible

Property Manager and San Francisco Police Department Liaison.

9. Call 311 after office hours and on holidays for emergency related issues. When phoning from outside

San Francisco dial (415) 701-2311.

Page 10


To All Employees:

Attached is the Code of Safe Work Practices for Vagrancies. These guidelines are provided for your safety.







Attachment 6

Maintenance Backlog Reduction Plan

Page 1

SAN FRANCISCO HOUSING AUTHORITY ASSET MANAGEMENT MAINTENANCE PLAN

Page 2

MAINTENANCE BACKLOG REDUCTION PLAN

Table of Contents

Introduction

Current Situation

Immediate Steps

Methodology / Staffing / Training

Managing the Process

Tracking, Monitoring and Reporting on Progress

Implementation Schedule – Target Dates

Attachment I – Maintenance Mechanic Training Plan

Page 3

INTRODUCTION

The Mission of the San Francisco Housing Authority (SFHA) is to deliver safe and decent housing

for low income households and integrate economic opportunities. This Maintenance Backlog

Strategic Plan is intended to: (1) address the large backlog of repair requests at the SFHA’s

properties in the most cost effective and timely manner and (2) expedite ongoing property and unit

maintenance and repair needs.

If repairs are made on time, major damage can be prevented and the volume of overtime

emergencies can be reduced saving money and more cost effectively providing services. To

dramatically improve the quality of life for residents, SFHA must provide repair and maintenance

to our properties in a more expeditious manner and bring apartments into a good state of repair.

This plan will also put in place a process for monitoring and tracking work orders that will reduce

the current backlog and eliminate an accumulation of backlogged work orders in the future

CURRENT SITUATION

SFHA has experienced a lack of timeliness in completing repairs, especially high priority repairs.

This is the single biggest factor affecting SFHA’s residents and their quality of life. Residents

repeatedly note that the repairs process is the most unpleasant aspect of living in SFHA housing

citing lack of timeliness and poor customer service as the primary reasons they are dissatisfied.

Requests for service often require four or more calls for service. Maintenance repairs are not

delivered by a site-based, responsive and cost effective manner.

The Challenges

Aging Buildings and Complex Needs: The buildings are aging and reductions in federal funding

have delayed upgrade or replacement of major building systems resulting in an enormous number

of work order requests and multiyear backlog of unfulfilled work order requests and customer

dissatisfaction. Capital needs will exceed $270 million over the next five years for building

operating systems, elevators, roof repairs and exterior work that also directly affect the quality of

life for residents. Delaying these investments makes them much more costly in the long run, as

maintenance needs increase at a higher rate with each year beyond the normal life cycle of

buildings and equipment.

Work Order Backlog: Loss of funding resulted in down-sizing maintenance, custodial, and

grounds keeping employees making it more difficult to sustain a consistent level of customer

service and contribute to resident concerns about general upkeep of buildings and grounds. A

backlog of 3,800 backlogged work orders had accumulated as of July 1, 2013. While this number

was reduced to just over 2,900 by September 20, 2013, 80 of these backlogged work orders were

created between September and December 2012 and have been outstanding for over nine months.

Fourteen percent have been outstanding for more than six months.

Page 4

Since January 2013, SFHA has created 23,427 work orders and only closed 21,991 adding 1,436

to the backlog or about 150 additional outstanding work orders per month. Eliminating the backlog

will require SFHA to complete and close the 2,900 outstanding work orders and also keep up with

the 3,340 new work orders requested each month. While these repairs do not address the structural

improvements to the buildings that would ensure fewer emergencies in the future, they do fulfill

the critical livability needs of our residents.

IMMEDIATE STEPS

Eliminate the backlog by June 2014, building on the Stop Loss funded Maintenance Mechanic

positions assigned to specific properties to address a broad range of general repairs.

Continue to use contractors with Maintenance Mechanic workers while SFHA Maintenance

Mechanics are hired and trained.

Reduce the need for and inconvenience of scheduling separate work orders and appointments

for multiple skilled workers for general repairs by utilizing Maintenance Mechanic workers.

Page 5

Reduce the time needed to complete repairs, lessen the wait time for all customer requests and

increase responsiveness with on-site general repair workers.

Prioritize and eliminate emergency and urgent outstanding work orders immediately while

timely addressing new emergency and urgent work orders.

Prioritize the oldest routine work orders while timely addressing new routine, unit preparation

and preventive maintenance work orders.

Provide efficiency by scheduling apartments with multiple outstanding repair work orders.

Track and monitor the work order process and progress to prevent the development of future

backlogs.

Analyze current maintenance and repair processes and implement improvements to system

management, from procurement to completion, which will ensure maximum efficiency in the

use of limited staffing and materials resourcing.

Provide tools and supplies needed for faster and more effective responses to repair requests.

METHODOLOGY / STAFFING / TRAINING

SFHA has a current backlog of just over 2,900 outstanding work orders. Recently, SFHA has been

creating over 3,340 per month but closing only 3,270 per month. Eliminating the backlog will

require SFHA to complete and close the 2,900 outstanding work orders and also keep up with the

recent volume of 3,340 new work orders requested each month. Addressing the backlog within six

months would require closing about 3,820 work orders per month (3,340 new work orders plus

480 outstanding work orders). This is a 17 percent increase over the 3,270 average number of

work orders completed in recent months. Since the recruiting and training of Maintenance

Mechanics will take place over the four to six months of FY 2014, it will take several months to

be able to increase the number of work orders closed and reach a level of closing 3,820 work orders

per month. The implementation schedule provides for nine months to completely eliminate the

work order backlog.

SFHA has been understaffed with maintenance workers for each AMP compared with staffing

levels of other public housing authorities (PHAs) based on units maintained per worker. This has

contributed to the backlog of work orders and the inability to properly maintain properties in

addition to increasing the time it takes to turnover units. The average number of units currently

maintained at the properties by SFHA staff is 85. Including Central Office Cost Center

maintenance, the number of units maintained per staff is 60 while the PHA industry standard 40

to 42 units per maintenance worker.

Implementation of the Maintenance Mechanic position will enable SFHA to comply with the U.S.

Department of Housing and Urban Development Asset Management requirements and become

eligible for Stop Loss funding in the amount of $2.8 million for FY 2013 and $3.3 million for FY

2014. With these funds, SFHA will be able to improve the ratio of maintenance workers to one

worker per 64 units at the properties and one worker to 48.4 units including COCC maintenance

staff. SFHA will then have at least one general repair person located at each Asset Management

Project to provide general plumbing, electrical, carpentry, painting, flooring and other repairs as

needed. For FY 2014, this first transition year to asset management compliant site-based

maintenance, there will be a total of 27 Journey and Trainee Maintenance Mechanic, 25

Maintenance Generalist I and 13 Maintenance Generalist II workers at our properties. In addition

to the site based maintenance workers, there will be 27 centralized specialized craft workers who

Page 6

provide centralized maintenance services under a reasonable cost fee-for service arrangement, to

address major repairs. Overall, this is a 16 percent increase in maintenance staffing.

Public Housing Organization - Senior

Director of Public Housing Operation –Senior Properties (13 AMPS – 2,505 Units)

Program Manager II

Area Manager

Vacant

Property Manager II

AMP 972 (285 Units)

Sabrina Hoang

Eligibility Worker II

Donna Mei

Maintenance

Mechanic

Maint. Gen I

Maint Gen I

Maint. Gen II

Property Manager II

AMP 976 (286 Units)

Henry Kwan


Truly Gee

Maintenance

Mechanic

Maint Gen I

Maint Gen I

Maint Gen. II

Property Manager II

AMP 977 (221 Units)

Tyrenda Dixon

Eligibility Worker

Teresa Lee


Maint Gen I

Maint Gen I

Maint. Gen II

Property Manager II

AMP 978 (206 Units)

Cheryl Lewis

Eligibility Worker

Komal Goundar


Maint Gen I

Maint. Gen II

Property Manager I

AMP 979 (110 Units)

Denise Kimble


Maint Gen I

Property Manager I

AMP 980 (114 Units)

Marie Swanson


Resident

Maint Gen I

Property Manager I

AMP 981 (196 Units)

Cassia Smith

Eligibility Worker I

T. Robinson

Maintenance

Mechanic

Maint Gen I

Maint. Gen II

Property Manager I

AMP 982 (112 Units)

Jessica Nam

Maintenance

Mechanic

Maint Gen I

Property Manager II

AMP 983 (276 Units)

Suresa Tauai


M. Chan


Maint Gen I

Maint. Gen I

Maint Gen II

Property Manager I

AMP 984 (139 Units)

John Adekunjo


Carol Cameron


Maint Gen I

Property Manager I

AMP 985 (137 Units)

Fern Hunt


Maint Gen I

Property Manager II

AMP 986 (277 Units)

Lorraine Dacanay


J. Campos


Maint Gen I

Maint Gen I

Maint. Gen II

Property Manager I

AMP 987 (149 Units)

Harriet Wood


K. Goundar


R. Gebremedhin


Maint. Gen. I

13 Maintenance Mechanics19 Maintenance Gen. I

8 Maintenance Gen. II

9/19/2013

Public Housing Organization - Family

Director of Public Housing Operation

(10 AMPS – 2,882 Units)

Program Manager II

Area Manager

Miguel Paltao

Property Manager II

AMP 968 (785 Units)

Will Daniels

Property Manager I

Candace Walton-Fisher

Eligibility Workers

Two (2)

Maintenance Mechanics

Two (1 res,)

Maint Gen I Two (2)

Maint. Gen II Seven (7)

Recyclers

Five (5)

Property Manager II

AMP 970 (226 Units)

Marvin Herrell


Vanessa Buford


Maint Gen I

Maint Gen II

Property Ma II AMP 973 (213 Units)

Cherice Jackson


Mittie Agho



Resident

Maint Gen II

Property Manager II

AMP 975 (256 Units)

Gwen Washington


Paulo Liwanag



Resident

Maint Gen II

Maint Gen II

Program Manager II

Area Manager Kendra

Crawford

Property Manager II

AMP 966 (276 Units)

Renita Mason


Alyce-Stene Rhodes


Lima Ilalio


Maint Gen I

Maint Gen II

Maint. Gen. II

Property Manager II

AMP 967 (469 Units)

Tim Barrow

Property Mgr. Tanya Purifoy


Alyah Allen


Janet Gray


Two (1 res)

Maint. Gen I

One (1)

Maint Gen II

Four (4)

Property Manager II

AMP 969 (136 Units)

Kim Reeder


Dawne Jones


Maint Gen II

Property Manager I

AMP 971 (159 Units)

Rene Scott

Maintenance

Mechanic

Maint Gen II

Property Manager I

AMP 974 (131 Units)

Donise Manchester


Whaticia Patterson


Maint Gen II

Property Manager II

AMP 988 (203 Units)

Phillip Tam


Marshall Johnson


Maint Gen I

Maint Gen II

14 Maintenance Mechanics5 Maintenance Gen. I

20 Maintenance Gen. II

9/19/2013

Page 7

Public Housing Organization – COCC Maintenance

Director of Maintenance

John Wilkinson

Steamfitter

Steamfitter

Plumber Foreman

Plumber Foreman

Plumber Journey

Plumber Journey

Plumber Journey

Plumber Journey

Plumber Journey

Plumber Journey

Electrician Foreman

Electrician Journey

Electrician Journey

Electrician Journey

Carpenter Foreman

Carpenter Journey

Carpenter Journey

Carpenter Journey

Painter Foreman

Painter Foreman

Painter Journey

Painter Journey

Glazer

Glazer

Glazer

Tile Layer

Tile Layer

Maint. Gen I

1815 Egbert

27 Specialized Craft Workers1 Maintenance Gen. I3 Maintenance Gen. II

9/19/2013

SFHA has developed both journey-level and trainee level Maintenance Mechanic classifications.

The Journey level position will perform the full range of repairs and duties required to ensure that

Authority buildings and facilities provide the highest level of safety for public and staff use. The

workers will be responsible for performing skilled and semi-skilled facilities and equipment

maintenance tasks, which may include custodial work. The trainee or entry-level classification

will perform or assist with the repairs or duties required to ensure that Authority buildings and

facilities provide the highest level of safety for public and staff use. These workers will be

provided with on-the-job as well as training curriculum to gain the requisite skills and experience

to perform skilled and semi-skilled facilities and equipment maintenance tasks, which may include

grounds keeping and custodial work. (See Attachment I Training Program) The trainees will

advance, upon successful completion of a San Francisco Housing Authority approved training

program, to the journey-level Maintenance Mechanic classification. They will both be supervised

by their property manager.

Work orders will be completed mainly by the 27 Maintenance Mechanics and 27 specialized craft

workers. Once fully staffed and trained, the 54 workers will be expected to complete an average

of at least four to six work orders per day and work 17 days per month (20 working days less

vacation and holidays) in order to address 3,820 work orders per month and eliminate the 2,900

backlog in six months.

A work order for minor repairs completed by a Maintenance Mechanic is estimated to take .5 hours

to complete or up to six hours for more extensive work. While installing a shower rod may take

only 30 minutes, replacing a light switch or a toilet flush valve is estimated to take 90 minutes.

Page 8

Re-tiling a room or painting a small vacant unit will take six hours. On an average day, a

Maintenance Mechanic worker based at property will have an estimated seven hours to complete

work orders based on work day hours less time to pick up work orders and return completed work

orders to the property manager.

Specialized Centralized Craft workers address the more complex plumbing, steam fitting,

electrical, carpentry, flooring, glazing and painting tasks. By adding Maintenance Mechanics,

SFHA will be able to complement the specialized crafts with workers at the properties who will

take care of the enormous volume of routine maintenance work orders. This will help to reduce

the work order backlog and result in cost savings to the Authority. Craft workers dispatched from

the central office have an average of only four to five hours to complete work orders during the

day after adjusting for travel time to and from the office and properties around the City. This is a

28 percent to 42 percent loss in productivity.

Page 9

San Francisco Housing Authority

MAINTENANCE MECHANIC WORK - cost estimate using SFHA Craftworkers & Maintenance Mechanics 9/18/2013

Task SFHA Craftworkers Maintenance Mechanic

est.

hour

s

total

hourly

rate total cost

Average

hourly

rate

Average

total cost

per task Repair faucet washers, seats, stems, spigots, valves, and hardware

1.75 $ 95.92 $ 167.85 $ 47.48 $ 83.09

Repair water leak 1.5 $ 95.92 $ 143.87 $ 47.48 $ 71.22

Replace and/or repair flush valve 1.5 $ 95.92 $ 143.87 $ 47.48 $ 71.22

Replace and/or repair flush tank hardware 2.5 $ 95.92 $ 239.79 $ 47.48 $ 118.70

Clear clogged p-trap 2.75 $ 95.92 $ 263.77 $ 47.48 $ 130.57

Clear backed-up toilet 2.75 $ 95.92 $ 263.77 $ 47.48 $ 130.57

Clear drain and soil line 5.25 $ 95.92 $ 503.56 $ 47.48 $ 249.27

Repair/replace/install faucet 1.75 $ 95.92 $ 167.85 $ 47.48 $ 83.09

Repair/replace/install showerhead 1 $ 95.92 $ 95.92 $ 47.48 $ 47.48

Repair/replace/install towel rack 0.75 $ 95.92 $ 71.94 $ 47.48 $ 35.61

Repair/replace/install toilet seat 0.75 $ 95.92 $ 71.94 $ 47.48 $ 35.61

Repair/replace/install toilet paper holder 0.5 $ 95.92 $ 47.96 $ 47.48 $ 23.74

Repair/replace/install shower rod 0.5 $ 95.92 $ 47.96 $ 47.48 $ 23.74

Replace interior/exterior incandescent bulb 1 $ 88.54 $ 88.54 $ 47.48 $ 47.48

Replace interior/exterior fluorescent bulb 0.75 $ 88.54 $ 66.40 $ 47.48 $ 35.61

Replace interior/exterior LED bulb 1.5 $ 88.54 $ 132.81 $ 47.48 $ 71.22

Replace fuse 1.25 $ 88.54 $ 110.67 $ 47.48 $ 59.35

Replace switch 1.75 $ 88.54 $ 154.94 $ 47.48 $ 83.09


est.

hour

s

total

hourly

rate total cost

Ave

rage

hou

rly

rate

Average total cost

per task

Replace outlet face plate 1 $ 88.54 $ 88.54 $ 47.48 $ 47.48

Replace 110 light fixture, outlet, and switch 1.5 $ 88.54 $ 132.81 $ 47.48 $ 71.22

Reset circuit breaker 0.5 $ 88.54 $ 44.27 $ 47.48 $ 23.74

Plug in stove 0.5 $ 88.54 $ 44.27 $ 47.48 $ 23.74

Plug in refrigerator 0.5 $ 88.54 $ 44.27 $ 47.48 $ 23.74

Replace smoke and carbon monoxide back-up battery

0.5 $ 88.54 $ 44.27 $ 47.48 $ 23.74

Replace hardwired smoke and carbon monoxide detector

2.25 $ 88.54 $ 199.21 $ 47.48 $ 106.83

Replace range hood fan and filter 2.75 $ 88.54 $ 243.48 $ 47.48 $ 130.57

Hang door 1.75 $ 67.37 $ 117.89 $ 47.48 $ 83.09

Install window 3.25 $ 67.37 $ 218.95 $ 47.48 $ 154.31

Repair/replace door hardware 1.75 $ 67.37 $ 117.89 $ 47.48 $ 83.09

Repair/replace window hardware 2.75 $ 67.37 $ 185.26 $ 47.48 $ 130.57

Re-glaze window 2.75 $ 71.37 $ 196.28 $ 47.48 $ 130.57

Repair cabinet 2.75 $ 67.37 $ 185.26 $ 47.48 $ 130.57

Install cabinet 2.75 $ 67.37 $ 185.26 $ 47.48 $ 130.57

Install handrail 1.75 $ 67.37 $ 117.89 $ 47.48 $ 83.09

Page 10

Repair roof 4.75 $ 67.37 $ 320.00 $ 47.48 $ 225.53

Repair gutter 2.75 $ 67.37 $ 185.26 $ 47.48 $ 130.57

Repair downspout 1.75 $ 67.37 $ 117.89 $ 47.48 $ 83.09

Replace floor tile 4.75 $ 68.20 $ 323.95 $ 47.48 $ 225.53


est.

hour

s

total

hourly

rate total cost

Ave

rage

hou

rly

rate

Average total cost

per task

Replace carpet 4.75 $ 68.20 $ 323.95 $ 47.48 $ 225.53

Patch plaster wall 1.75 $ 67.37 $ 117.89 $ 47.48 $ 83.09

Patch plaster ceiling 2 $ 67.37 $ 134.74 $ 47.48 $ 94.96

Board-up unit 4.75 $ 67.37 $ 320.00 $ 47.48 $ 225.53

Replace window shade 1 $ 67.37 $ 67.37 $ 47.48 $ 47.48

Repair mailbox 1.5 $ 67.37 $ 101.05 $ 47.48 $ 71.22

Assist with resident lock-out 2.5 $ 67.37 $ 168.42 $ 47.48 $ 118.70

Mix plaster and drywall mud 2 $ 67.37 $ 134.74 $ 47.48 $ 94.96

Remove old plaster and lathe 4.5 $ 67.37 $ 303.16 $ 47.48 $ 213.66

Install lathe, ground coat, and white coat 6 $ 67.37 $ 404.21 $ 47.48 $ 284.88

Install drywall 5 $ 67.37 $ 336.84 $ 47.48 $ 237.40

Repair drywall, bend and feather edges to match surrounding surfaces

6 $ 67.37 $ 404.21 $ 47.48 $ 284.88

Prep surface for painting (patching plaster holes, sanding, scraping or masking)

6 $ 62.06 $ 372.34 $ 47.48 $ 284.88

Paint with brushes, rollers, or sprayers 6 $ 62.06 $ 372.34 $ 47.48 $ 284.88

Perform touch-up painting afterwards 5 $ 62.06 $ 310.28 $ 47.48 $ 237.40

Spot paint metal surfaces for corrosion control

4.5 $ 62.06 $ 279.26 $ 47.48 $ 213.66

Abate graffiti 6 $ 62.06 $ 372.34 $ 47.48 $ 284.88


est.

hour

s

total

hourly

rate total cost

Ave

rage

hou

rly

rate

Average total cost

per task Eradicate mold and mildew 8 $ 62.06 $ 496.45 $ 47.48 $ 379.84

Repair cracked concrete 6 $ 67.37 $ 404.21 $ 47.48 $ 284.88

Replace broken ceramic tile 6 $ 68.20 $ 409.20 $ 47.48 $ 284.88

Re-grout ceramic tile 6 $ 68.20 $ 409.20 $ 47.48 $ 284.88

Replace rubber base 5 $ 68.20 $ 341.00 $ 47.48 $ 237.40

Caulk tub 4.25 $ 68.20 $ 289.85 $ 47.48 $ 201.79

Seal exterior concrete wall 6 $ 67.37 $ 404.21 $ 47.48 $ 284.88

Install roof, gutters, and downspouts 8 $ 67.37 $ 538.95 $ 47.48 $ 379.84

Repair roof, gutters, and downspouts 8 $ 67.37 $ 538.95 $ 47.48 $ 379.84

Maintain roof, gutters, and downspouts 8 $ 67.37 $ 538.95 $ 47.48 $ 379.84

Page 11

MANAGING THE PROCESS

Daily

Property Managers – At the start of the day, property managers must:

Review requests for work from 311 and residents and enter the work orders into the PHA

Partner system, assigning general repair work to the Maintenance Mechanics, complex

work to the crafts and specialized work to contractors.

Property Managers and COCC Craft Foremen – At the start of the day:

Review new and outstanding work orders in PHA Partner based on SFHA revised

priorities:

1. Emergency – 1-3 hours (stop sewage overflow in unit, repair gas leak, secure unit

damaged by fire)

2. Urgent – 4-24 hours (repair electrical short, replace inoperable water heater, repair

leaks)

3. Routine – 1-5 days (repair inoperative light switch, replace cracked toilet seat)

4. Unit Preparation – 14 days




rehabilitate fire damaged units).

Review daily assignments: Property Managers with on-site Maintenance Mechanics and

contractor(s) as needed, COCC Craft Foremen with craft workers by iPad Tablet to:

1. Ensure that all emergency work orders are being addressed within 24 hours and that

any outstanding open emergency work orders beyond 24 hours are the highest

priority starting with those that have been outstanding for the longest period of time.

2. Ensure that all routine high priority work orders are being addressed within 72

hours and that any outstanding open routine high priority work orders beyond 72

hours are the next highest priority.

3. Ensure that other routine work orders are being addressed beginning with those that

have been outstanding for the longest period of time and where there are multiple

work orders at a particular address.

4. Ensure unit preparation and preventive maintenance work orders are on schedule

for completion.

COCC Craft Workers – During the day, complete and close out work order assignments by iPad

tablet.

Property Managers – At the end of each day, close all work orders completed by the site-based

Maintenance Mechanics and contractors in the PHA Partner System.

Page 12

TRACKING, MONITORING AND REPORTING ON PROGRESS Daily, the Director of Property Operations, Area Managers and Director of Maintenance must

review the work order status with PHA Partner and Tableau to confirm that progress is being made

toward reducing the backlog of outstanding work orders at all properties. If work orders are not

being reduced at a property or properties, the situation must be evaluated and a plan of action to

correct the problem must be put in place. Possible problems might be due to inadequate staffing,

staff unclear on assignments, work beyond the scope of the Maintenance Mechanic, additional

training needed for the Maintenance Mechanic, additional training needed for the property

manager on the work orders and the computer system, property manager and/or craft worker failure

to close out work orders daily, a system wide problem that needs to be addressed as a capital

project and/or not closing out completed work orders.

SFHA’s Manager of Vacates, Metrics, HQS and HOPE VI will monitor progress of the Work

Order Reduction Plan and where necessary, recommend corrective actions. A weekly summary

report will be provided to the Director of Public Housing Operations and the Acting Executive

Director. The Board of Commissioners will receive monthly reports. The monitoring will be

based on reports listed below and property site visits to identify problem areas and provide specific

recommendations for corrective actions.

Page 13

Reports

All Open Work Orders by Date Requested, Priority and Property (Work Orders created in date

range)

Review all work orders by date, priority and property. Recommend corrective action so

that those work orders are of high priority and that have been long outstanding can be

identified and addressed quickly.

Open Work Orders by Priority, Property and Craft

Establish by work order type, whether work orders are being addressed within the priority

timelines established by SFHA (emergency, urgent, routine, etc). Identify if certain

properties or crafts are having difficulty completing and closing work orders. Recommend

corrective actions to increase responsiveness and efficiency: staff training and oversight,

additional staff, capital project to address building wide problem, etc.)

Page 14

Open Work Orders by Property and Unit

Since properties vary in number of units, smaller properties may have more outstanding

work orders per unit than is apparent looking at just the total number of open work orders

for a property. Recommend corrective actions to prioritize the units in smaller properties

with multiple outstanding work orders.

Work Orders Created by Month and Closed by Month for the Current Year

This will help in determining large shifts in volume. Recommend corrective actions and

the possible need for additional or reduced work force.

Page 15

Work Orders Closed by Year by Month and Average Days to Close

This will help in determining staffing needs at specific properties. Recommend corrective

actions and the possible need for shifting maintenance workers from sites with high volume

work orders to properties with a lower volume of work orders.

Page 16

IMPLEMENTATION SCHEDULE – TARGET DATES

Since the recruiting and training of Maintenance Mechanics will take place over the four to six

months of FY 2014, it will take several months to be able to increase the number of work orders

closed and reach a level of closing 3,820 work orders per month. The implementation schedule

provides for nine months to completely eliminate the work order backlog.

Work

Order

Status

Oct

2013

Nov

2013

Dec

2014

Jan

2014

Feb

2014

March

2014

April

2014

May

2014

June

2014

Starting

Backlog

2,900

2,800

2,650

2,450

2,150

1,800

1,400

960

480

Opened

3,340

3,340

3,340

3,340

3,340

3,340

3,340

3,340

3,340

Closed

3,440

3,490

3,540

3,640

3,690

3,740

3,780

3,820

3,820

Ending

Backlog

Balance

2,800

2,650

2,450

2,150

1,800

1,440

960

480

0

Page 17

ATTACHMENT I

MAINTENANCE MECHANIC TRAINING PLAN

Page 18

Maintenance Mechanic Training Program

September 26, 2013

CONFIDENTIAL DRAFT

1

Page 19

Program Definition

The San Francisco Housing Authority Maintenance Mechanic Training Program will produce qualified Maintenance Mechanics to work on public housing properties. The Maintenance Mechanics will be able to apply a variety of skills to respond to resident property needs in a timely and cost effective manner. Given the current health and safety needs, the program will be accelerated.

3

Program Outline Training candidates will be sourced from existing employees in the San Francisco

Housing Authority Maintenance Generalist 1 & 2 classifications and Housing Authority residents.

Current SFHA employee candidates will compete for training positions. Resident candidates will be selected then referred to the L261 Laborers hiring hall to be

processed. Current employees who become Trainees will maintain their current salary and benefits

during the training period. New hire Residents will start at Trainee step 1 and will be members of the L261 Laborers benefit program.

When a Trainee successfully completes the program, he/she will be automatically placed into the Maintenance Mechanic Journey-level position.

If an employee Trainee is unsuccessful in the training program, is released non-punitively from the program or voluntarily resigns the program, he/she will return to his/her previously held position, if any. This will be in effect for the duration of the program.

Simultaneously, the Housing Authority will hire journey-level Maintenance Mechanics through the L261 Laborer’s hiring hall. Employees are encouraged to apply.

Laborer Foremen and Property Managers will be trained to manage the Maintenance Mechanics Journey-level and facilitate the learning process for Trainees.

4

Page 20

Program Development Classification established. Analysis of Work Orders. Selection Process developed. HUD Staffing Ratio calculated. Staffing Plan determined. Timing established. Program Manager identified. Maintenance Mechanic Training Program developed.

Courses Trainers Methodology Location Process

Laborer Supervisor and Property Manager Training developed.

5

Page 21

Classifications & Conditions

Maintenance Mechanic, Journey-level Classification Specification Assign to L261 Enroll in PERS retirement and PMCA 80/20 health plan.

Maintenance Mechanic Trainee classification Assign to L261 Current employees who become Trainees will maintain their current

salary and benefits during the training period. They will be assigned from their current classification to the Trainee classification.

New hires will be start at Trainee salary step 1 with Laborer’s benefits.

If an employee Trainee is unsuccessful in the program, is released non-punitively from the program or voluntarily resigns the program, he/she will return to his/her previously held position, if any. This will be in effect for the duration of the program.

Upon successful completion of the training program, incumbent will be automatically appointed to the Maintenance Mechanic Journey position.

6

Page 22

Analysis of Work Orders

8

HUD Staffing Ratios One Maintenance Worker (includes: Maintenance Mechanics,

Crafts and Maintenance Generalist 2 Laborer) per 40 public housing units – per HUD Maintenance Handbook 1985.

HUD letter 3/26/13

HUD’s “maintenance” ratio results in approximately 134 Maintenance (Maintenance Mechanic/Craft/Maintenance Generalists) positions for SFHA’s 5,371 units.

Currently, SFHA employs 28 Craft and 66 Maintenance Generalists = 94 employees.

HUD’s current regional expectation is one Maintenance Mechanic per 24 AMPs.

9

Page 23

Program Timing

Determine Staffing Needs

Analyze Work Orders

Develop Training Program

Train Laborer Foremen

Start Maintenance

Mechanic

Implement Training Program

Start Trainees

June 2013 July 2013 August 2013 September 2013 September 2013 October 2013 November 2013

11

Maintenance Mechanic Trainee Calendar

September October November December

12

• Laborer’s School Visit. 9.6.13

• Laborer’s School Develop Curriculum. Due 9/23/13.

• Complete Laborer’s Union agreement and fees.

• Develop Trainee Job Description.

• Develop Oral Interview and Practical Exam.

• Start pilot Training Program for 5 Laborer Foremen.

Journey Level• Develop 7 day assessment

for Journey-level Maintenance Mechanics

• Hire Journey-level.• Assess Journey-level.

• Post Trainee job internally and insert in MG 1&2 paychecks.

• Post Trainee job at properties and insert in Residents Rent Statements.

• Conduct interviews and practical exam.

Journey Level• Start next group of

Journey-level Maintenance Mechanics

• Start first class of Trainees.• Twelve week training

period.

Page 24

Training Program – Initial Curriculum Plumbing

14

Maintenance Mechanic Craft Plumber

Drain clearing,

P-trap replacement,

Shower head replacement,

Towel racks,

Toilet paper holders and

Shower rods.

Sink Clogged:

Drain clean

Plunge

Hand snake

P-trap clean

Bath tub clogged:

Plunge

Toilet backed up:

Plunge

Snake

Toilets:

Replace inner workings of toilets

Replace toilets and/or wax seal

Gutters:

Clear and replace gutters and downspouts.

Faucet replace? (maybe phase 2 training)

Other simple fixture replacements.

Training Program – Initial Curriculum

Maintenance Mechanic Craft Carpenter

Unit board-ups,

Shades,

Lock outs,

Interior door locks (passage and privacy),

Door stops,

Closet door repair,

Door hinges,

Small areas of dry wall patch.

Door hinge repair/replace.

Door handle repair.

Dry wall patch.

Drawer front repair.

Cabinet door replace.

Shades repair/replace.

Cut walls.

Medicine cabinet replace.

Closet door repair/rehang/replace.

Tighten loose screws.

Window/screen stuck and window lock stuck.

Repair mail boxes and replace locks on boxes.

Carpentry

15

Page 25

Training Program – Initial Curriculum Painting

Maintenance Mechanic Craft Tile Layer

Small area tile,

Rubber base replacement,

Tub caulking.

Tile Laying

17

Maintenance Mechanic Craft Painter

Touch up,

Small area painting,

Graffiti,

Small area mud and tape.

Exterior Walls

Training Program - Trainers

Laborers’ Training and Retraining Trust Fund of Northern California. San Ramon.

On the Job Training – Laborer Foremen, Property Managers and Maintenance Mechanic Journey-level.

Laborer Foremen trained at Laborers’ school to direct Maintenance Mechanics work.

Property Managers trained to direct Maintenance Mechanic work orders.

18

Page 26

Training Program - Location

Laborers’ school, San Ramon.

Housing Authority site.

On the Job Training on Public Housing units.

20

Training Program - Process

Journey-level Maintenance Mechanic Job Description established.

Trainee Job Description established. Union input. Course selection. Learning Plan and curriculum developed. Trainers identified. Facilities selected. Trainee selection. Train Laborer Foremen to manage Trainees. Train Property Managers to distribute work orders per job

classification.

21

Attachment 7

Plan to address the non-performing AMPs

Development AMP #Total #

Units

Occupancy

<95% Jan-

Dec 2013

PHAS

score <70

FY 2013

TAR >7%

Mar-Dec

2013

operating

budget

deficit

10/24/13

utility >120%

agency avg

Sept 2013

Significant

crime/drug

problems

Other major management problems (as of November 2013)

Holly CourtsAlemany

Potrero Terrace 967 469 91 50 90 yes no yes Rent collection, maintenance, lease enforcement, staffing issue, unit turn overSunnydale

602-642 VelascoWestside Courts 969 136 96 62 94 yes no some Maintenance, staffing issue, unit turn over, rent collectionWestbrook Apts. 970 226 93 50 83 no N/A yes rent collection, maintenance, lease enforcement, staffing issue and unit turn overPotrero Annex 971 150 95 60 81 no no yes Rent collection, maintenance, lease enforcement, staffing issue, unit turn over

Ping Yuen227 Bay St.

Hunters Point A - WestHunters Point A - East

Hunters View 974 119 100 40 55 yes N/A yes rent collection, maintenance, lease enforcement, staffing issue and unit turn overAlice Griffith 975 256 89 59 79 yes yes yes rent collection, maintenance, lease enforcement, staffing issue and unit turn over

Ping Yuen North990 Pacific

1880 Pine St.1760 Bush St.

Rosa Parks Apts.Joan San Jules Apts.

255 Woodside 979 110 96 96 98 yes no some maintenance, staffing issue and unit turn overMission Dolores

363 Noe St.350 Ellis St.666 Ellis St.

3850-18th/255 Dorland101 & 103 Lundy Lane320/330 Clementina 983 276 99 91 100 yes no some maintenance, staffing issue and unit turn over

Kennedy Towers2698 California St.

4101 Noriega StGreat Highway

409 Head/200 Randolph1750 McAllister St.

345 Arguello462 Duboce

25 Sanchez St.491-31st Ave.

939 Eddy St951 Eddy Street

430 TurkRobert B. Pitts 988 203 98 69 93 yes no yes Maintenance, staffing issue, unit turn over, rent collection

5,332

red = senior/disabled developments

*To Be Determined - HUD has not yet scheduled for the FY2013 inspection

some Maintenance, staffing issue, unit turn over, rent collection

92 96 no some Maintenance, staffing issue, unit turn over, rent collection

some Maintenance, staffing issue, unit turn over

yes

yes

yes

no

yes89 90

Great Highway -

N/A;

Noriega/Head/Ra

ndolph &

McAllister - yes

some Maintenance, staffing issue, unit turn over, rent collection

94 94 no some maintenance, staffing issue, unit turn over and rent collection

no some Maintenance, unit turnover

68 98 no some Maintenance, unit turnover

yes Maintenance, unit turn over, rent collection94

yes

yes

yes

98

97

43 76 N/A yes rent collection, maintenance, lease enforcement, staffing issue and unit turn over


96 100 no some maintenance, staffing issue and unit turn over


94 101

97

62 88 N/A

98

98

97

96

98

96

*TBD 86 no

80 99 no

69 99939/951 Eddy -

N/A

93 350 - yes

no

no

no

986 276

987 149

Total

96

91

98

91

98

982 109

984 138

985 137

978 206

980 114

981 196

973 213

PERFORMING AND NON-PERFORMING AMPS AS OF 1/2/14

976 292

977 221

966 276

968 775

972 285

yes rent collection, maintenance, lease enforcement, staffing issue and unit turn over

yes Rent collection, maintenance, lease enforcement, staffing issue, unit turn over

no

yes

no

1

MANAGEMENT PLAN FOR NON-PERFORMING AMPS

AMP 966 HOLLY COURTS / ALEMANY – 276 TOTAL UNITS

The Alemany/Holly Courts Asset Management Project maintains 96 percent occupancy, a

balanced operating budget and utility expenditures with 120 percent of the agency average. At the

same time, the properties recently received a PHAS REAC physical inspection score of 62, have

tenant accounts receivable at 12 percent and some crime and drug problems.

The agency is targeting additional management resources to improve the development’s rent

collections, property conditions and crime problems. On August 22, the Board of Commissioners

adopted Rent Collection Policies and Procedures and subsequently established a late fee charge

and schedule of maintenance fees for tenant caused damage. Property managers received six

trainings at their bi-weekly property manager meetings on the policy, procedures, best practices

and unlawful detainer process. Eighteen resident workshops have been conducted. Staff met with

HOPE SF service providers to assist with continuous outreach to residents in addition to the City’s

Human Services Agency and the Department of Aging and Adult Services to develop modified

assistance payment plans for residents.

We expect steady progress as SFHA implements these improvements at the Alemany/Holly Courts

AMP as the property manager spends more time counseling residents on the importance of paying

rent, making sure that work order requests are addressed timely, issuing 14 day notices to

delinquent residents and when necessary, referring cases for legal action.

Built in 1940, Holly Courts is the oldest of SFHA’s properties. Alemany was built in 1955 and

also has obsolete systems and extensive capital needs. Maintenance Mechanics have been

assigned to maintain the properties and efficiently complete work orders for plumbing, electrical,

carpentry, painting, flooring and other repairs.

On September 27, 2013, SFHA applied for the Rental Assistance Demonstration (“RAD”)

Program offering the opportunity to increase subsidy income, preserve the housing units as

affordable housing for the long-term, and to rehabilitate and recapitalize these developments in a

manner that will maintain their physical and economic viability for at least 20 years. The

conversion to RAD addresses the long term viability in light of reduced current and future federal

funding for public housing capital improvements and operations. In applying to HUD for this

RAD authority, the Authority seeks to improve the residents’ quality of life, to provide supportive

services and employment opportunities for its residents and to participate in any revenues or

income streams produced by the newly upgraded and refinanced housing through annual ground

lease payments.

2

AMP 967 POTRERO TERRACE – 469 TOTAL UNITS

The Potrero Terrace Asset Management Project (AMP) maintains 91 percent occupancy, received

a PHAS REAC physical inspection score of 50, has tenant accounts receivable at 10 percent, has

a slight operating budget deficit and some crime and drug problems.

SFHA is targeting additional management resources to improve the development’s occupancy,

turnover and rent collection. In order to minimize the impact of the fact that potential residents

often turn down units at the property, management will undertake lease-up fairs to show the

property to more prospective renters. Built in 1941, Potrero Terrace is the second oldest of SFHA’s

properties and has obsolete systems and extensive capital needs. Maintenance Mechanics have

been assigned to maintain the properties to more cost effectively and efficiently complete work

orders for plumbing, electrical, carpentry, painting, flooring and other repairs. Maintenance staff

will be directed to address the most urgent physical needs of the property. This will improve

property conditions and reduce costs for a balance budget. Planned security cameras and continued

collaboration with the SF Police Department will reduce crime and drug problems. The goal of

these efforts will be to reduce the vacancy from nine percent in the next fiscal year and to three

percent in the following year.

On August 22, the Board of Commissioners adopted Rent Collection Policies and Procedures and

subsequently established a late fee charge and schedule of maintenance fees for tenant caused

damage. Property managers received six trainings at their bi-weekly property manager meetings

on the policy, procedures, best practices and unlawful detainer process. Eighteen resident

workshops have been conducted. Staff met with HOPE SF service providers to assist with

continuous outreach to residents in addition to the City’s Human Services Agency and the

Department of Aging and Adult Services to develop modified assistance payment plans for

residents.

We expect steady progress as SFHA implements these improvements at Potrero Terrace as the

property manager spends more time counseling residents on the importance of paying rent, making

sure that work order requests are addressed timely, issuing 14 day notices to delinquent residents

and when necessary, referring cases for legal action.

Potrero Terrace is designated as a HOPE SF site and plans are underway, with assistance from a

Choice Neighborhoods Planning Grant, for revitalization into a new mixed income community

with one-for-one replacement of the public housing and additional affordable and market housing.

With our developer partners and a collaboration of City agencies, SFHA intends to apply for a CNI

Implementation Grant in 2014.

3

AMP 968 SUNNYDALE – 775 TOTAL UNITS

The Sunnydale/Velasco Asset Management Project (AMP) maintains 91 percent occupancy, has

tenant accounts receivable at 14 percent and has some crime and drug problems. It has an operating

budget surplus and the PHAS REAC inspection has not been conducted.




property to more prospective renters. Built in 1941, Sunnydale is one of the oldest of SFHA’s

properties and has obsolete systems and extensive capital needs. Maintenance Mechanics have



will be directed to address the most urgent physical needs of the property. This will improve

property conditions and reduce costs for a balance budget. Recently installed security cameras and

continued collaboration with the SF Police Department are reducing crime and drug problems. The

goal of these efforts is to reduce the vacancy from nine percent in the next fiscal year and to three

percent in the following year.








residents.

We expect steady progress as SFHA implements these improvements at Sunnydale as the property

manager spends more time counseling residents on the importance of paying rent, making sure

that work order requests are addressed timely, issuing 14 day notices to delinquent residents and

when necessary, referring cases for legal action.

Sunnydale is designated as a HOPE SF site and plans are underway, with assistance from a Choice

Neighborhoods Planning Grant, for revitalization into a new mixed income community with one-

for-one replacement of the public housing and additional affordable and market housing. With

our developer partners and a collaboration of City agencies, SFHA intends to apply for a CNI


4

APM 969 WESTSIDE COURTS – 136 TOTAL UNITS

The Westside Courts Asset Management Project (AMP) maintains 96 percent occupancy and has

tenant accounts receivable at 6 percent. At the same time, the PHAS REAC inspection score was

62, it has an operating budget deficit and has some crime and drug problems.

Built in 1943, Westside Courts is one of the oldest of SFHA’s properties and has obsolete systems

and extensive capital needs. Maintenance Mechanics have been assigned to maintain the

properties to more cost effectively and efficiently complete work orders for plumbing, electrical,

carpentry, painting, flooring and other repairs. Maintenance staff have been directed to address

the most urgent physical needs of the property. This will improve property conditions and reduce

costs for a balanced budget. Recently installed security cameras and continued collaboration with

the SF Police Department are reducing crime and drug problems.

SFHA is working with the City to re-envision Westside Courts as economically and physically

obsolete, not feasible as a RAD project, and instead through the HUD Section 18 Program with

alternative sources of funding to help maintain and improve it. The San Francisco GOALS under

this Section 18 Program are:

NO displacement of tenants – Temporary relocation only

Right to return for all residents, without re-screening

Long term affordability through land-trust model used by San Francisco for decades

No change in how rent is calculated (30% of income, except those who pay “Flat Rent”)

Conduct working meetings with residents to formulate priority lists to improve housing

quality.

Tenant Protection Vouchers (“TPVs”) are potentially available (depending upon HUD approval)

to Section 18 eligible properties. Vouchers (if authorized by HUD) will provide more revenue

than the prior ACC and therefore provide more funds to operate the site. The site would also

benefit from immediate capital improvements funded either through tax credit equity or other

sources.

5

AMP 970 WESTBROOK APARTMENTS – 226 TOTAL UNITS

The Westbrook Apartments Asset Management Project (AMP) maintains 93 percent occupancy,

has tenant accounts receivable at 17 percent, received a PHAS REAC inspection score of 50 and

has some crime and drug problems.




property to more prospective renters. Built in 1956, Westbrook Apartments is one of the oldest of

SFHA’s properties and has obsolete systems and extensive capital needs. Maintenance Mechanics

have been assigned to maintain the properties to more cost effectively and efficiently complete

work orders for plumbing, electrical, carpentry, painting, flooring and other repairs. Maintenance

staff will be directed to address the most urgent physical needs of the property. This will improve

property conditions and reduce costs for a balance budget. Continued collaboration with the SF

Police Department is reducing crime and drug problems. The goal of these efforts is to reduce the

vacancy from seven percent in the next fiscal year and to three percent in the following year.








residents.

We expect steady progress as SFHA implements these improvements at Westbrook Apartments as

the property manager spends more time counseling residents on the importance of paying rent,

making sure that work order requests are addressed timely, issuing 14 day notices to delinquent

residents and when necessary, referring cases for legal action.

SFHA is working with the City to re-envision Westbrook Apartments as economically and

physically obsolete, not feasible as a RAD project, and instead through the HUD Section 18

Program with alternative sources of funding to help maintain and improve it. The San Francisco

GOALS under this Section 18 Program are:





6


quality.





sources.

7

AMP 971 POTRERO ANNEX – 150 TOTAL UNITS

The Potrero Annex Asset Management Project (AMP) maintains 95 percent occupancy, received

a PHAS REAC physical inspection score of 62, has tenant accounts receivable at 19 percent and

has some crime and drug problems.

SFHA is targeting additional management resources to improve the development’s rent collection.

Built in 1955, Potrero Annex has obsolete systems and extensive capital needs. Maintenance

Mechanics have been assigned to maintain the properties to more cost effectively and efficiently

complete work orders for plumbing, electrical, carpentry, painting, flooring and other repairs.

Maintenance staff will be directed to address the most urgent physical needs of the property. This

will improve property conditions. Planned security cameras and continued collaboration with the

SF Police Department will reduce crime and drug problems.








residents.

We expect steady progress as SFHA implements these improvements at Potrero Annex as the




Potrero Annex is designated as a HOPE SF site and plans are underway, with assistance from a

Choice Neighborhoods Planning Grant, for revitalization into a new mixed income community

with one-for-one replacement of the public housing and additional affordable and market housing.

With our developer partners and a collaboration of City agencies, SFHA intends to apply for a CNI


8

AMP 973 HUNTERS POINT EAST & WEST – 213 TOTAL UNITS

The Hunters Point East & West Asset Management Project (AMP) maintains 91 percent

occupancy, has tenant accounts receivable at 24 percent, received a PHAS REAC inspection score

of 43 and has some crime and drug problems.




property to more prospective renters. Built in 1953, Hunters Point East & West has obsolete

systems and extensive capital needs. Maintenance Mechanics have been assigned to maintain the

properties to more cost effectively and efficiently complete work orders for plumbing, electrical,

carpentry, painting, flooring and other repairs. Maintenance staff will be directed to address the

most urgent physical needs of the property. This will improve property conditions and reduce

costs for a balance budget. Continued collaboration with the SF Police Department is reducing

crime and drug problems. The goal of these efforts is to reduce the vacancy from seven percent in

the next fiscal year and to three percent in the following year.








residents.

We expect steady progress as SFHA implements these improvements at Hunters Point East &

West as the property manager spends more time counseling residents on the importance of paying

rent, making sure that work order requests are addressed timely, issuing 14 day notices to

delinquent residents and when necessary, referring cases for legal action.

SFHA is working with the City to re-envision Hunters Point East & West as economically and








9


quality.





sources.

10

AMP 974 HUNTERS VIEW – 119 TOTAL UNITS

The Hunters View Asset Management Project (AMP) has only 56 occupied units in the Phase III

area. The property is undergoing revitalization with Phase I completed and occupied and Phase II

beginning horizontal construction. The old Phase III area where residents are living on-site until

the new Phase II units are completed by late 2015, received a PHAS REAC physical inspection

score of 40. Tenant accounts receivable is at 45 percent. The property has a slight operating

budget deficit and some crime and drug problems.




property to more prospective renters. Built in 1956, Hunters View has obsolete systems and

extensive capital needs. Maintenance Mechanics have been assigned to maintain the properties to

more cost effectively and efficiently complete work orders for plumbing, electrical, carpentry,

painting, flooring and other repairs. Maintenance staff will be directed to address the most urgent

physical needs of the property. This will improve property conditions and reduce costs for a

balance budget. Continued collaboration with the SF Police Department will reduce crime and

drug problems. The goal of these efforts will be to reduce the vacancy from nine percent in the

next fiscal year and to three percent in the following year.








residents.

We expect steady progress as SFHA implements these improvements at Hunters View as the

property manager and HOPE SF service providers spend more time counseling residents on the

importance of paying rent, making sure that work order requests are addressed timely, issuing 14

day notices to delinquent residents and when necessary, referring cases for legal action.

11

AMP 975 ALICE GRIFFITH – 256 TOTAL UNITS

The Alice Griffith Asset Management Project (AMP) maintains 89 percent occupancy, received a

PHAS REAC physical inspection score of 59, has tenant accounts receivable at 21 percent, has a

slight operating budget deficit, utility expenditures above 120 percent of the agency average and

some crime and drug problems.

SFHA is targeting additional management resources to improve the development’s rent collection.

Built in 1962, Alice Griffith has obsolete systems and extensive capital needs. Maintenance



Maintenance staff will be directed to address the most urgent physical needs of the property. This

will improve property conditions and reduce costs for a balance budget. Recently installed security

cameras and continued collaboration with the SF Police Department will reduce crime and drug

problems.








residents.

We expect steady progress as SFHA implements these improvements at Alice Griffith as the




Alice Griffith is a HOPE SF site with a Choice Neighborhood Implementation Grant for complete

revitalization into a mixed income community with one-for-one replacement of the public housing.

Horizontal construction is scheduled to begin later this year for Phase I on an adjacent parcel of

land. Residents at Alice Griffith will be able to move directly into the new units when they are

completed. Since construction is close to beginning, lease up of vacated units has stopped.

12

AMP 976 PING YUEN NORTH / 990 PACIFIC – 292 TOTAL UNITS

The Ping Yuen North/990 Pacific Asset Management Project (AMP) maintains 98 percent

occupancy and has tenant accounts receivable at 1 percent. At the same time, the PHAS REAC

inspection score was 62, it has a slight operating budget deficit and has some crime and drug

problems.

Built in 1961, Ping Yuen North/990 Pacific has obsolete systems and extensive capital needs.

Maintenance Mechanics have been assigned to maintain the properties to more cost effectively

and efficiently complete work orders for plumbing, electrical, carpentry, painting, flooring and

other repairs. Maintenance staff have been directed to address the most urgent physical needs of

the property. This will improve property conditions and reduce costs for a balanced budget.

Recently installed security cameras and private security are reducing crime and drug problems.

SFHA is working with the City to re-envision Ping Yuen North/990 Pacific as economically and









quality.





sources.

13

AMP 978 ROSA PARKS/SAN JULE APARTMENTS – 206 TOTAL UNITS

The Rosa Parks/San Jule Apartments Asset Management Project (AMP) maintains 98 percent

occupancy and has tenant accounts receivable at 2 percent. At the same time, the PHAS REAC

physic inspection score was 68, it has an operating budget deficit and has some crime and drug

problems.

Built in 1961, Rosa Parks/San Jule Apartments has obsolete systems and extensive capital needs.

Maintenance Mechanics have been assigned to maintain the properties to more cost effectively

and efficiently complete work orders for plumbing, electrical, carpentry, painting, flooring and

other repairs. Maintenance staff have been directed to address the most urgent physical needs of

the property. This will improve property conditions and reduce costs for a balanced budget.

Recently installed security cameras and private security are reducing crime and drug problems.

SFHA is working with the City to re-envision Rosa Parks/San Jule Apartments as economically

and physically obsolete, not feasible as a RAD project, and instead through the HUD Section 18








quality.





sources.

14

AMP 979 WOODSIDE GARDENS - 110 TOTAL UNITS

The Woodside Gardens Asset Management Project maintains 96 percent occupancy, a 96 PHAS

REAC physical inspection score and 2 percent tenant accounts receivable. At the same time it has

a small budget deficit and some crime and drug problems.

The agency is targeting additional management resources to improve the development’s crime

problems and reduce the budget deficit. Maintenance Mechanics have been assigned to more cost

effectively and efficiently maintain the property and complete work orders for plumbing,

electrical, carpentry, painting, flooring and other repairs.


Program offering the opportunity increase subsidy income, to preserve the housing units as








lease payments.

15

AMP 980 MISSION DOLORES/363 NOE - 114 TOTAL UNITS

The Mission Dolores/363 Noe Asset Management Project maintains 97 percent occupancy, a 94

PHAS REAC physical inspection score and zero tenant accounts receivable. At the same time it

has a small budget deficit and some crime and drug problems.

The agency is targeting additional management resources and security cameras to improve the

development’s crime problems and reduce the budget deficit. Maintenance Mechanics have been

assigned to more cost effectively and efficiently maintain the property and complete work orders

for plumbing, electrical, carpentry, painting, flooring and other repairs.










lease payments.

16

AMP 982 18th STREET & DORLAND – 109 TOTAL UNITS

The 18th Street & Dorland Asset Management Project (AMP) maintains 98 percent occupancy, a

80 PHAS REAC physical inspection score and 1 percent tenant accounts receivable. At the same

time it has a operating budget deficit and has some crime and drug problems.

Built in 1970, 18th Street & Dorland has some obsolete systems and capital needs. Maintenance



Maintenance staff will be directed to address the physical needs of the property. This will improve

property conditions and reduce costs for a balanced budget. Improved security cameras and private

security will reduce crime and drug problems.










lease payments.

17

AMP 983 CLEMENTINA TOWERS - 276 TOTAL UNITS

The Clementina Towers Asset Management Project maintains 99 percent occupancy, a 91 PHAS

REAC physical inspection score and zero tenant accounts receivable. At the same time it has a

small budget deficit and some crime and drug problems.




electrical, carpentry, painting, flooring and other repairs. Improved security cameras and private











lease payments.

18

AMP 984 KENNEDY TOWERS/CALIFORNIA STREET - 138 TOTAL UNITS

The Kennedy Towers/California Street Asset Management Project maintains 96 percent

occupancy, a 94 PHAS REAC physical inspection score and 6 percent tenant accounts receivable.

At the same time it has a budget deficit and some crime and drug problems.




electrical, carpentry, painting, flooring and other repairs. Improved security cameras and private






workshops have been conducted. We expect steady progress as SFHA implements these

improvements at Kennedy Towers/California Street as the property manager spends more time

counseling residents on the importance of paying rent and making sure that work order requests

are addressed timely.










lease payments.

19

AMP 985 NORIEGA/RANDOLPH/GREAT HIGHWAY - 137 TOTAL UNITS

The Noriega/Randolph/Great Highway Asset Management Project maintains 98 percent

occupancy and a 89 PHAS REAC physical inspection score. At the same time it has 6 percent

tenant accounts receivable, a budget deficit and some crime and drug problems.




electrical, carpentry, painting, flooring and other repairs. Improved security cameras will reduce

crime and drug problems.





workshops have been conducted. We expect steady progress as SFHA implements these

improvements at Noriega/Randolph/Great Highwas as the property manager spends more time

counseling residents on the importance of paying rent and making sure that work order requests

are addressed timely.










lease payments.

20

AMP 987 430 TURK/939 & 951 EDDY – 149 TOTAL UNITS

The 430 Turk/939 & 951 Eddy Asset Management Project (AMP) maintains 97 percent occupancy

and has tenant accounts receivable at 1 percent. At the same time, the PHAS REAC physic

inspection score was 69, it has an operating budget deficit and has some crime and drug problems.

Built in 1987, this AMP has obsolete systems and capital needs. Maintenance Mechanics have



have been directed to address the most urgent physical needs of the property. This will improve

property conditions and reduce costs for a balanced budget. Recently installed security cameras

and private security are reducing crime and drug problems.










lease payments.

21

AMP 988 ROBERT B. PITTS – 203 TOTAL UNITS

The 430 Turk/939 & 951 Eddy Asset Management Project (AMP) maintains 98 percent occupancy

and has tenant accounts receivable at 7 percent. At the same time, the PHAS REAC physic

inspection score was 69, it has an operating budget deficit and has some crime and drug problems.

Built in 1991, this AMP has obsolete systems and capital needs. Maintenance Mechanics have



have been directed to address the most urgent physical needs of the property. This will improve

property conditions and reduce costs for a balanced budget. Recently installed security cameras

and private security are reducing crime and drug problems.










lease payments.

Attachment 8

Fiscal Year 2014 Operating Budget

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Documents

Asset, Maintenance and Management Plan - San Francisco Housing