Maintenance

Duties, responsibilities, procedures and agreements include but are not limited to the following:

1. Faithfully and diligently perform duties directed by Property Manager.

2. Treat all residents and prospective rental applicants with courtesy at all times.

3. Be conscious of the safety and well being of residents and visitors to the building at all

times.

4. Communicate on regular basis with Property Manager regarding condition of the

building, routine occurrences at the building and emergency problems should they arise.

5. If provided by management, janitor will carry with him at all times a communication

device and maintain it in properly working condition at all times.

6. Janitor acknowledges that he is ultimately on call for emergency services 24 hours a day,

7 days a week.

7. Working hours for the janitor will generally be 7:00 a.m. to 4:00 p.m. weekdays, with Saturday half days. This may vary depending on the property. (Especially large developments with night janitors). If the Janitor works this schedule he will receive one hour lunch.

8. Janitor warrants that he is able and equipped to handle minor repairs including but not limited to: faucet leaks, j-bend plumbing leaks, running toilets, toilet leaks, taking up and resetting toilets, rodding out minor drain lines, unclogging toilets, leaking radiators, radiator vents, broken windows, re-keying locks, installing new door locks, installing new and repairing door checks, hanging doors or resetting doors, doing minor carpentry repairs, installing new door jamb facings and stops, routine patch plastering of walls, installing linoleum flooring or tile, hanging a light fixture, installing new outlets and switches, repairing intercoms and door buzzers, etc.

9. Janitor is responsible for clean out of recently vacated apartments and final preparation

including cleaning and minor repairs.

10. Janitor to keep at all times a notebook and writing implement with him. He should keep

notes of work orders, calls, etc.

11. Janitor is to keep with him at all times, phone numbers of the manager and the main

office for immediate and easy usage.

12. Janitor is to be energy efficient and cost conscious at all times when operating the

building and requesting building supplies.

13. Janitor should, on a daily basis, walk the entire property every morning. He should pick up debris, cans, bottles, large litter, etc. He should be looking for unusual problems such as unsecured doors, locks, broken windows, light bulbs out (also at night for lights), checking emergency lighting and fire extinguishers. Janitor is responsible for setting timers on exterior lights.

14. On a daily basis, check for tenant complaints, requests for maintenance with the

manager or main office.

15. Janitor is to promptly handle requests for routine maintenance from residents. Every maintenance request order should be responded to within 24 hours of receipt. Janitor obtains a written work order which has been logged by the manager. The janitor receives the original white copy of the work order and the yellow copy. The janitor should indicate time started and time finished on the work order, have the resident sign and leave the yellow copy with the resident. The original is returned to the manager to be filed in the unit file. All work orders must be turned in at the end of the work day. If it will take longer because of waiting for materials or you are backed up with work, janitor will communicate with manager about the delay. All routine requests should be finished within 1 to 5 days, NO EXCEPTIONS.

16. All halls, lobbies and other common areas should be vacuumed, dusted mopped and

swept a minimum of 1 to 3 times a week, or more if necessary.

17. Garbage must be attended to on a regular (daily, depending on the property) basis. It will be the janitor's responsibility to maintain a clean, sanitary and safe condition of back porch areas.

18. Back porches should be swept down a minimum of once a week. All large debris such

as chairs, old doors, boxes, etc., should be taken down immediately.

19. One half hour before the janitor leaves the premises, he/she is to walk the property to

be sure that the property is clean and free of debris.

20. Janitor is to maintain lawns and grounds in neat and clean condition. Grass and front areas of building should be raked out for cigarette butts, glass etc., twice a week. Bushes and trees should be pruned once a month. Lawns watered as needed.

21. All basement areas are to be kept free and clear of debris at all times.

22. With all situations, the janitor is required to perform most work, but if a situation occurs where there is an abnormally high amount of repair work, lots of vacancies, or major repair project above the normal job duties, an outside contractor will be obtained.

23. Janitor will maintain time sheets and turn them in to the manager.

24. Janitor will keep all receipts, work orders, messages, notes, etc., and turn them in to the

manager.

25. Janitor will at no time exhibit in or around the building any behavior that would be detrimental to the safety and well being of the building or be injurious to the reputation of the building or management or increase the insurance liability of the building.

26. In event of termination by either party of this employment, janitor agrees to vacate apartment in a reasonable amount of time but no longer than 30-days from official notice of termination.

27. Janitor is advised that management policy cautions against becoming over familiar and

friendly with residents of the building.

28. Janitor is to refer all matters of leases, move-outs, rental charges, rent payment

problems, tenant occupancy problems, requests for transfer, etc., to the manager.

29. Janitor is not required to handle rents or any revenues from tenants.

30. Janitor should avoid verbal work orders and encourage tenants to put their work orders

in writing with the Management Office.

31. Janitor is responsible for allowing access to and overseeing all meter readings by outside agencies, overseeing the delivery of appliances and/or supplies and materials to the building.

32. Monitoring the proper use of the service elevator (where appropriate).

33. Check catch basins on a quarterly basis and oversee preventative maintenance rodding program.