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{"sheet":"Index","index":0,"n_rows":22,"n_cols":3,"rows_kept":22,"cut":false,"hidden":true,"merged":[]}
["Index","Sheet #","# of Pages"]
["INFO",1,2]
["Cover Page",2,2]
["TOC",3,2]
["1Purpose",4,1]
["2Roles",5,1]
["3Goals",6,2]
["4PreventMaint",7,3]
["5Equipment",8,5]
["6ShutoffValves",9,1]
["7GreenCleaning",10,2]
["8PestMgmt",11,2]
["9LegionellaMgmt",12,5]
["10WasteRecycling",13,1]
["11Outdoor",14,2]
["12OccupancyTurnover",15,1]
["13Communication",16,1]
["14Monitoring",17,1]
["15Compliance",18,1]
["16OutsideSvc",19,1]
["17Reference",20,2]
["Lists",21,0]

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["O&M Manual Template"]
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["The O&M Manual Template is intended to guide the creation of an Operations & Maintenance (O&M) Manual customized to fit your organization's goals and needs. You can:\n",null,null,null,null,null,null,null,null,null,{"$f":"A4","v":"The O&M Manual Template is intended to guide the creation of an Operations & Maintenance (O&M) Manual customized to fit your organization's goals and needs. You can:\n"}]
["     ○  Fill in and print this template directly to serve as your O&M Manual,\n     ○  Choose parts of it to supplement your existing documentation, or\n     ○  Use it as a reference to create a manual of your own design. "]
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["Guide"]
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["This template includes 17 sections covering topics essential to a comprehensive O&M Manual. Sections of the manual are separated into sheet tabs, which also include a Cover Page and Table of Contents."]
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["The template is designed with two Views: Draft View and Print View. Use Draft View when filling out the template to see helpful instructions and sample content. To preview the finished O&M Manual, switch to Print View, which hides instructions and formats the document to show a printable, cleaned-up version."]
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["To help you create content in Draft View, you will see:"]
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[null,null,"Shown as:",null,"How to use:"]
["Instructions  ",null,"RED text",null,"Follow the instructions for creating responses. \nThis text will be hidden in Print View."]
["Sample Text  ",null,"<BLUE text>",null,"This text shows examples of responses. Examples should be used as a guide only and replaced with content that is relevant to YOUR project. \nAny text in <brackets> will show as blue, meaning it should be edited."]
["Pre-written Content  ",null,"BLACK text",null,"This is report content that has been pre-formulated and does not need to be changed. However, you may still edit this text if you choose to. "]
["Empty Fields  ",null,"Empty",null,"Fill out as needed. Row heights can be adjusted to fit text length. \nBoxes around paragraph text and any table rows left blank will be hidden in Print View."]
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["This template has been created with a separate companion document, the O&M Manual Appendix, to contain helpful supporting documents. Worksheets, checklists, and tips are provided as resources to incorporate into your O&M strategy. This is also where you can attach your own drawings, guides, or other O&M resources.",null,null,null,null,null,null,null,null,null,{"$f":"A21","v":"This template has been created with a separate companion document, the O&M Manual Appendix, to contain helpful supporting documents. Worksheets, checklists, and tips are provided as resources to incorporate into your O&M strategy. This is also where you can attach your own drawings, guides, or other O&M resources."}]
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["Step-by-Step Instructions"]
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["1.","Be sure macros are enabled when opening the workbook."]
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["2.","Work through each of the sheets and fill in information as indicated."]
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["3.","Return to this sheet and click the Print View button below to preview the manual. Make any adjustments to improve the appearance (e.g. row heights, page breaks).\nYou may return to editing mode to view instructions by clicking the Draft View button at any time.\nNote: Switching between Views will take about 10-15 seconds for the process to run."]
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["4.","Once the document is finished and in Print View, print \"Entire Workbook\"."]
[null,"Note: This sheet should not be included as part of the finished manual."]
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["Replace blue text below with information applicable to this report and your organization. Feel free to be flexible with editing this page, but keep in mind that red instruction text is protected from editing because it will be hidden in Print View.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Add a picture or logo. Make any changes you'd like to the title or text below, including formatting. Adjust spacing by hiding or resizing the row heights in between.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
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["<ORGANIZATION/PROJECT NAME>"]
["Operations & Maintenance Manual"]
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["<Created:  MONTH DAY, YEAR>"]
["<Revised:  MONTH DAY, YEAR>"]
["Any inquiries regarding this document may be directed to:"]
["<AUTHOR, AUTHOR POSITION>"]
["<AUTHOR CONTACT INFO>"]
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[null,"Take this opportunity to understand the Print and Draft Views by using the buttons on the 'Info' page to view this page in both modes. Note: switching between modes takes 10-15 seconds.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
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{"sheet":"TOC","index":3,"n_rows":73,"n_cols":15,"rows_kept":73,"cut":false,"hidden":false,"merged":[[0,0,1,13],[72,0,72,13],[38,1,38,13]]}
["Table of Contents"]
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[]
[null,"Section",null,null,null,null,null,null,null,null,null,null,null,"Page"]
[]
[1,"Purpose",null,null,null,null,null,null,null,null,null,null,null,1]
[null," "]
[2,"Roles & Responsibilities",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N6+RIGHT(VLOOKUP(A6+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":2}]
[]
[3,"Goals",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N8+RIGHT(VLOOKUP(A8+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":3}]
[]
[4,"Preventative Maintenance Routines",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N10+RIGHT(VLOOKUP(A10+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":5}]
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[5,"Equipment Standards",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N12+RIGHT(VLOOKUP(A12+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":8}]
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[6,"Location of Shut-Off Valves",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N14+RIGHT(VLOOKUP(A14+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":13}]
[]
[7,"Green Cleaning Standards",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N16+RIGHT(VLOOKUP(A16+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":14}]
[]
[8,"Pest Management & Control",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N18+RIGHT(VLOOKUP(A18+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":16}]
[]
[9,"Legionella Management Program",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N20+RIGHT(VLOOKUP(A20+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":18}]
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[10,"Waste Handling, Reduction, & Recycling",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N22+RIGHT(VLOOKUP(A22+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":23}]
[]
[11,"Maintenance of Outdoor Areas",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N24+RIGHT(VLOOKUP(A24+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":24}]
[]
[12,"Occupancy Turnover Protocol",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N26+RIGHT(VLOOKUP(A26+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":26}]
[]
[13,"Communication & Maintenance Tracking",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N28+RIGHT(VLOOKUP(A28+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":27}]
[]
[14,"Monitoring",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N30+RIGHT(VLOOKUP(A30+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":28}]
[]
[15,"Compliance",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N32+RIGHT(VLOOKUP(A32+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":29}]
[]
[16,"Outside Service Providers",null,null,null,null,null,null,null,null,null,null,null,{"$f":"N34+RIGHT(VLOOKUP(A34+3, Index!$B$2:$C$43, 2, FALSE), 1)","v":30}]
[]
[null,"Reference"]
[null,"List any additional supporting documents you are including in this manual below.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[]
["•  ","<Irrigation Checklist>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Occupancy Turnover Checklist>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 3>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 4>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 5>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 6>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 7>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 8>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 9>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
["•  ","<Supporting Document 10>",null,null,null,null,null,null,null,null,null,null,null,null,"color"]
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["1.  Purpose"]
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[]
[null,"Tips on getting started: \n",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•","Sections of this manual can be developed in any order or simultaneously, but an individual should be established at the beginning who will be responsible for organizing staff collaboration and maintaining a cohesive document. Establish if this person or someone else will be responsible for updating this manual in the future.\n",null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•","If topic areas of this manual are already covered by existing documents and policies in your organization, incorporate them by inserting them into this manual, providing clear references to them, or attaching them to the Appendix.",null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•","Keep in mind how this manual intersects with other strategic concerns of your organization (safety, operating subsidy, rental income, REAC).",null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Now... Start with the instructions below!",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["State the purpose of this manual in the space below.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  Why does the plan exist and what do you want your team to use it for?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  Why did your organization decide to \"green\" this project? How will this plan help?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: This Operations & Maintenance Manual serves as a primary reference for management and maintenance staff at Sample Property to align ongoing on-site operations with Sample Org's \"green goals\". These goals include reducing maintenance costs and resource waste, increasing asset life and value, and improving staff/occupant health and comfort. Sample Org has recognized both the opportunity to improve performance across its portfolio and the increasing social imperative to mitigate the environmental impacts of its properties.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",{"$f":"A13","v":"<SAMPLE: This Operations & Maintenance Manual serves as a primary reference for management and maintenance staff at Sample Property to align ongoing on-site operations with Sample Org's \"green goals\". These goals include reducing maintenance costs and resource waste, increasing asset life and value, and improving staff/occupant health and comfort. Sample Org has recognized both the opportunity to improve performance across its portfolio and the increasing social imperative to mitigate the environmental impacts of its properties.>"}]
[]
["Provide information on how this plan will be maintained and made accessible in the future.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  Who is responsible for updating this plan? When and how often?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  Where will this plan be kept?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: This manual shall be maintained and revised on an annual basis by the property manager incorporating feedback from site staff. Up-to-date copies of the plan shall be kept on site at each property and made available to staff upon request.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",{"$f":"A19","v":"<SAMPLE: This manual shall be maintained and revised on an annual basis by the property manager incorporating feedback from site staff. Up-to-date copies of the plan shall be kept on site at each property and made available to staff upon request.>"}]

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["2.  Roles and Responsibilities"]
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[]
["List key staff members involved with O&M and their contact information in the table below. Choose from the suggested staff member roles in the dropdown list or enter your own.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Use the Worksheet: Staff Roles provided in the Appendix to help identify staff roles and responsibilities.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Key O&M staff members are listed here and can be contacted with the following information:"]
[]
["Table 2.1: Contacts"]
[]
["Role",null,"Responsibilities","Contact",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Property Manager>",null,"<Rental agreements, site staff management>","<Office: (555)123-4657 ext 888>\n<Cell: (555)123-4567>\n<rentaloffice@sampleassociates.com>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Superintendent>",null,"<On-site operations, tenant complaints>","<Greg Sample>\n<Office: (555)123-4657 ext 888>\n<Cell: (555)123-4567>\n<greg@sampleassociates.com>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Asset Manager>",null,"<Oversee property budget and energy and water management>","<Office: (555)123-4657 ext 888>\n<mgmt@sampleassociates.com>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
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[]
["Include any additional notes here, if desired.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<A list of outside service providers and their contact information can be found in Section 15: Outside Service Providers. For guidance on chains of communication between roles, see Part C: Problem Tracking and Escalation in Section 12: Communication and Maintenance Tracking.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",{"$f":"A35","v":"<A list of outside service providers and their contact information can be found in Section 15: Outside Service Providers. For guidance on chains of communication between roles, see Part C: Problem Tracking and Escalation in Section 12: Communication and Maintenance Tracking.>"}]
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[null,"This manual is intended to be created in the way that is most useful for YOUR project. While a large amount of information and a recommended format are provided in this template, you should customize content to best suit your needs. Add pictures, replace existing text, edit tables, or remove them altogether (deleting text in rows and headers will cause them to hide in Print View).",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]

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["3.  Goals"]
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[]
["Introduce this section dedicated to setting goals for energy and water performance and resident health and comfort. Describe your intentions for setting/stating goals and how they fit with any existing organization or portfolio-level goals. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<O&M practices should be carried out with clear goals in mind. With the hard work and commitment of all of our staff, these goals can be achieved to maximize the potential for energy and water performance as well as resident health and comfort. This section establishes O&M goals and how success will be measured. These goals have been developed as part of Sample Org's plan to achieve a portfolio-wide goal of reducing energy and water consumption by 20% across all properties by 2025. >",null,null,null,null,null,{"$f":"A6","v":"<O&M practices should be carried out with clear goals in mind. With the hard work and commitment of all of our staff, these goals can be achieved to maximize the potential for energy and water performance as well as resident health and comfort. This section establishes O&M goals and how success will be measured. These goals have been developed as part of Sample Org's plan to achieve a portfolio-wide goal of reducing energy and water consumption by 20% across all properties by 2025. >"},null,null,null,null,null,null,null,"border"]
[]
["A.  Energy and Water Performance"]
[]
["1.\n","Create performance areas in which to target goals for your project (e.g. Heating, Cooling, Non-seasonal Electric or Fossil Fuel, Water). Enter these goal areas into the table below. ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["2.","For each of these areas, think about how to identify and prioritize your goals. ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,"♦  Where does my property spend the most on energy/water?\n♦  Where is my property performing efficiently?\n♦  Where can my property improve?\n♦  What has happened in the last year that might impact energy or water use?",null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,"Use the Worksheet: Setting O&M Priorities in the Appendix to identify where to focus efforts in each area of O&M. ",null,null,null,null,null,null,null,null,null,null,null,"hide"]
["3.\n\n","Create specific goals for each area using measurable performance targets. Sources may include building-specific energy models, internal benchmarks or targets, or industry targets (e.g. ENERGY STAR). Enter these into the table below. Include any target schedules. ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 3.1: Goals for Energy and Water Performance"]
[]
["Area",null,null,null,null,"Goal",null,null,null,null,null,null,null,null,"hide if blank"]
["<Heating>",null,null,null,null,"<Maintain ## BTU/sf/heating degree day or less in EnergyScoreCards.>",null,null,null,null,null,null,null,null,"hide if blank"]
["<Cooling>",null,null,null,null,"<Maintain #### kWh/unit/yr or less in EnergyScoreCards.>",null,null,null,null,null,null,null,null,"hide if blank"]
["<Electric Baseload>",null,null,null,null,"<Reduce usage below the current #### kWh/unit/yr in EnergyScoreCards. Reduce usage by ## kWh/unit/yr annually until a B rating is reached by 2020.>",null,null,null,null,null,null,null,null,"hide if blank"]
["<Fossil Fuel Baseload>",null,null,null,null,"<Maintain ## gallons/bedroom/day or less in EnergyScoreCards.>",null,null,null,null,null,null,null,null,"hide if blank"]
["<Water Usage>",null,null,null,null,"<Maintain ## gallons/bedroom/day or less in EnergyScoreCards.>",null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["In the space below, provide any general comments explaining how these goals are defined and created.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Reference the benchmarking software or tool your project is using to comply with EGC Criteria 8.4.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Energy and water performance at Sample Property shall be benchmarked according to EnergyScoreCards software. The property should aim to maintain at least a \"B\" rating across all metrics: Heating, Cooling, Electric Baseload, Fossil Fuel Baseload, and Water. Because Sample Property is a master-metered building, special attention should be given to Electric Baseload performance and staff should attempt to identify areas of potential tenant waste. >",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A35","v":"<SAMPLE: Energy and water performance at Sample Property shall be benchmarked according to EnergyScoreCards software. The property should aim to maintain at least a \"B\" rating across all metrics: Heating, Cooling, Electric Baseload, Fossil Fuel Baseload, and Water. Because Sample Property is a master-metered building, special attention should be given to Electric Baseload performance and staff should attempt to identify areas of potential tenant waste. >"}]
[]
["Tracking Performance"]
[]
["In the next space, describe strategies to measure and evaluate performance to ensure goals are being met.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"You can measure performance by:",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•  Monitoring energy and water usage through utility bills",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•  Documenting resident complaints, work orders",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•  Routine status checks and measurements by staff",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"You can evaluate performance by:",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•  Holding quarterly or semiannual check-ins with property staff and managers",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"•  Monitoring and reviewing utility bills (using energy management software tools, if applicable)",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Use the Worksheet: Setting Property Goals in the Appendix to define, evaluate, and redefine O&M goals with staff on a regular basis.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Utility bills for energy and water shall be analyzed through EnergyScoreCards to monitor usage. Each month's usage shall be compared to the previous month and to the same month in the previous year. Unusual usage shall be noted and communicated with the rest of the O&M team to help identify potential issues as soon as possible.\n     Energy and water performance goals shall be reviewed between management and operations staff twice a year: once in the Fall to review performance after the cooling season and to prepare goals for the upcoming heating season, and once in the Spring to review heating season performance and prepare for the cooling season.>",null,null,null,null,null,{"$f":"A51","v":"<SAMPLE: Utility bills for energy and water shall be analyzed through EnergyScoreCards to monitor usage. Each month's usage shall be compared to the previous month and to the same month in the previous year. Unusual usage shall be noted and communicated with the rest of the O&M team to help identify potential issues as soon as possible.\n     Energy and water performance goals shall be reviewed between management and operations staff twice a year: once in the Fall to review performance after the cooling season and to prepare goals for the upcoming heating season, and once in the Spring to review heating season performance and prepare for the cooling season.>"},null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A51","v":"<SAMPLE: Utility bills for energy and water shall be analyzed through EnergyScoreCards to monitor usage. Each month's usage shall be compared to the previous month and to the same month in the previous year. Unusual usage shall be noted and communicated with the rest of the O&M team to help identify potential issues as soon as possible.\n     Energy and water performance goals shall be reviewed between management and operations staff twice a year: once in the Fall to review performance after the cooling season and to prepare goals for the upcoming heating season, and once in the Spring to review heating season performance and prepare for the cooling season.>"}]
[]
["B.  Health and Comfort"]
[]
["Describe goals for resident health and comfort in the table below. Some recommended standards are provided as sample text. Use measurable standards wherever possible.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 3.2: Goals for Health and Comfort"]
[]
["Area",null,null,null,null,"Goal",null,null,null,null,null,null,null,null,"hide if blank"]
["<Indoor Air Quality>",null,null,null,null,"<Mold-free, odor-free. Provide indoor setting that is healthy for occupancy and enhances well being, productivity. >",null,null,null,null,null,null,null,null,"hide if blank"]
["<Indoor Temperature>",null,null,null,null,"<68-78°F (heating and cooling). Residents should be comfortable, but not overheated or too cold. Consider both efforts to reduce energy with needs of residents. >",null,null,null,null,null,null,null,null,"hide if blank"]
["<Humidity>",null,null,null,null,"<Relative humidity: Between 30-50%. Indoor spaces should have enough ventilation and air circulation to prevent build up of moisture, which is uncomfortable and can cause indoor air quality issues. >",null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["In the space below, provide any general comments about how these goals are defined and created. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: The above goals have been created based on the experience of staff in maintaining a comfortable and safe environment for occupants. Any perceived failure to maintain occupant health and comfort shall be made known to the site staff team and adjustments to the goals shall be applied as needed.>",null,null,null,null,null,{"$f":"A76","v":"<SAMPLE: The above goals have been created based on the experience of staff in maintaining a comfortable and safe environment for occupants. Any perceived failure to maintain occupant health and comfort shall be made known to the site staff team and adjustments to the goals shall be applied as needed.>"},null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A76","v":"<SAMPLE: The above goals have been created based on the experience of staff in maintaining a comfortable and safe environment for occupants. Any perceived failure to maintain occupant health and comfort shall be made known to the site staff team and adjustments to the goals shall be applied as needed.>"}]
[]
["Tracking Performance"]
[]
["Describe strategies to measure and evaluate performance to ensure goals are being met.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Staff should incorporate these goals into all daily maintenance routines. The superintendent should evaluate the achievement of health and comfort goals by regularly reviewing internal documentation of resident complaints. Any hospitalization of residents related to environmental health and safety conditions should be directly reported to the property management office.>",null,null,null,null,null,{"$f":"A82","v":"<SAMPLE: Staff should incorporate these goals into all daily maintenance routines. The superintendent should evaluate the achievement of health and comfort goals by regularly reviewing internal documentation of resident complaints. Any hospitalization of residents related to environmental health and safety conditions should be directly reported to the property management office.>"},null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A82","v":"<SAMPLE: Staff should incorporate these goals into all daily maintenance routines. The superintendent should evaluate the achievement of health and comfort goals by regularly reviewing internal documentation of resident complaints. Any hospitalization of residents related to environmental health and safety conditions should be directly reported to the property management office.>"}]

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["4.  Preventative Maintenance"]
[]
[]
["Complete this section with thorough communication with site staff.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Provide a general statement for your organization's policies and goals around preventative maintenance.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Exterior and interior spaces, along with major building systems such as heating, cooling and ventilation equipment should be inspected routinely in order to prolong the useful life of the equipment, keep areas clean, and keep utility costs down. Follow Sample Org's Preventative Maintenance schedule -- inspections and walk throughs are expected on a daily basis. Identify problems before they become serious and do not wait until something is broken before it is looked at or inspected.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A8","v":"<SAMPLE: Exterior and interior spaces, along with major building systems such as heating, cooling and ventilation equipment should be inspected routinely in order to prolong the useful life of the equipment, keep areas clean, and keep utility costs down. Follow Sample Org's Preventative Maintenance schedule -- inspections and walk throughs are expected on a daily basis. Identify problems before they become serious and do not wait until something is broken before it is looked at or inspected.>"}]
[]
["For each of the following sections, provide general comments and use the tables to describe procedures and schedules for specific areas. If any checklists or recordkeeping documents are used, indicate them and attach them to the Appendix of this manual. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Preventative Maintenance Checklists for common equipment types are provided as a resource in the Appendix. Browse and select applicable checklists to use in your O&M plan.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Whenever possible, go above and beyond with preventative maintenance (enhanced PM). Point out any opportunities for enhanced PM.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["A. Mechanical Equipment"]
[]
["<SAMPLE: Checklists for routine inspections of PTACs, air handlers, and DHW heaters are included in the Appendix and should be completed by assigned site staff members daily, monthly, and/or yearly as indicated in the table below. Once filled out, these checklists must be provided to the property manager for review, and marked as complete in the EXAMPLE Tracking System. \n        Training videos for the boiler and DHW heaters are located in the super's workshop for further information. Whenever possible, film trainings given by manufacturers' reps so they can be referenced when needed. Enhanced PM will result in less energy spending at the property and will not go unnoticed by Property Management. >",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A16","v":"<SAMPLE: Checklists for routine inspections of PTACs, air handlers, and DHW heaters are included in the Appendix and should be completed by assigned site staff members daily, monthly, and/or yearly as indicated in the table below. Once filled out, these checklists must be provided to the property manager for review, and marked as complete in the EXAMPLE Tracking System. \n        Training videos for the boiler and DHW heaters are located in the super's workshop for further information. Whenever possible, film trainings given by manufacturers' reps so they can be referenced when needed. Enhanced PM will result in less energy spending at the property and will not go unnoticed by Property Management. >"}]
[]
["Table 4.1: Mechanical Equipment Inspections"]
[]
["Equipment/System",null,"Procedure","Schedule",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["asdfasdfasdfasd",null,"<Visually inspect and perform all tasks on Checklists (see Appendix). Collect checklists monthly.>","<Daily>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["B. Common Area and Exterior"]
[]
["<SAMPLE: In general, common and exterior areas should be visually inspected on a daily basis. In addition, particular attention should be given to specific items listed in the table below with more thorough inspections on a less frequent basis.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A36","v":"<SAMPLE: In general, common and exterior areas should be visually inspected on a daily basis. In addition, particular attention should be given to specific items listed in the table below with more thorough inspections on a less frequent basis.>"}]
[]
["Table 4.2: Common Area and Exterior Inspections"]
[]
["Area/System",null,"Procedure","Schedule",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Exterior doors>",null,"<Check condition of weatherstripping and sealant.>","<Weekly>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["C. In-Unit"]
[]
["<SAMPLE: Basic preventative maintenance tasks should be performed on an annual basis as listed below. For unit turnovers, a checklist is included in the Appendix for in-unit inspections. The unit turnover checklist must be filled out and returned to the Property Manager before any new residents are allowed to move into the unit. See Section 11: Occupancy Turnover Protocol for further guidance during unit turnovers.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A56","v":"<SAMPLE: Basic preventative maintenance tasks should be performed on an annual basis as listed below. For unit turnovers, a checklist is included in the Appendix for in-unit inspections. The unit turnover checklist must be filled out and returned to the Property Manager before any new residents are allowed to move into the unit. See Section 11: Occupancy Turnover Protocol for further guidance during unit turnovers.>"}]
[]
["Table 4.3: In-Unit Inspections"]
[]
["Area/System",null,"Procedure","Schedule",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<All Apartments>",null,"<Clean/replace filters in PTAC units. Clean heating and cooling coils.>","<Annual>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<All Apartments>",null,"<Fill out In-Unit Checklist (see Appendix)>","<Turnover>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
[]
[]
[]
[]
[]
["D. Refrigerant Management"]
[]
["For the following sections, describe the procedures, and timeline for each task listed below. It's important to understand the trade-offs in the refrigerant used, reduce refrigerant use if possible, carefully track its use, and dispose of it safely. Use the checklist to keep track of refrigerant additions, removals, leak tests, follow-up actions, and testing of automatic leak detection system (if fitted). \n\nFor background on the current status of refrigerants, refer to ASHRAE's position document on Refrigerants and Their Responsible use: https://www.ashrae.org/File%20Library/About/Position%20Documents/Refrigerants-and-their-Responsible-Use.pdf"]
[]
["Table 4.4: Refrigerant Management"]
[]
["Task",null,"Procedure","Schedule"]
["Total Refrigerant Charge",null,"<Charging to a known weight is the most accurate method of achieving the correct charge.>","<Annual>"]
["Refrigerant Additions to the system"]
["Refrigerant removals from the system"]
["Leak tests"]
["Follow up actions"]
["Testing of automatic leak test systems where fitted"]
[]
["Table 4.5: Refrigerant Management Checklist"]
[]
["Total Refrigerant Charge"]
["Date Checked",null,"Amount","Correct charge?"]
[]
[]
[]
["Refrigerant Additions "]
["Date",null,"Amount Added","Reason for Addition"]
[]
[]
[]
["Refrigerant removals from the system"]
["Date",null,"Amount Removed","Reson for removal. What was done with recovered refrigerant?"]
[]
[]
[]
["Leak tests"]
["Date",null,"Test Result (including loation and cause of any leaks identified)","Follow-up actions required"]
[]
[]
[]
["Follow up actions"]
["Date",null,"Related to test on","Actions taken"]
[]
[]
[]
[]
["Testing of automatic leak test systems where fitted"]
["Date",null,"Test result","Comments"]

{"sheet":"5Equipment","index":8,"n_rows":110,"n_cols":29,"rows_kept":110,"cut":false,"hidden":false,"merged":[[52,0,52,2],[67,0,67,2],[99,0,99,2],[81,0,81,2],[9,0,9,2],[7,0,7,2],[24,0,24,2],[37,0,37,2],[5,0,5,2],[0,0,1,2],[3,0,3,2]]}
["5.  Equipment Standards"]
[]
[]
["Provide any general instructions regarding portfolio- or building-level standards for equipment performance when choosing replacements or checking installed units.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<Sample text: Sample Org is committed to using only energy efficient equipment at this property. When replacing equipment, choose models of equal or higher efficiency. When applicable, use ENERGY STAR-rated materials. Requirements indicated in the \"Replacement Standards\" column of the following table should be followed when purchasing replacements for existing equipment. Consult the Asset Management Office for the Approved Vendors List when choosing a vendor. Installed equipment should be checked for proper performance according to instructions under \"New Installs & Occupancy Turnover\". >",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A6","v":"<Sample text: Sample Org is committed to using only energy efficient equipment at this property. When replacing equipment, choose models of equal or higher efficiency. When applicable, use ENERGY STAR-rated materials. Requirements indicated in the \"Replacement Standards\" column of the following table should be followed when purchasing replacements for existing equipment. Consult the Asset Management Office for the Approved Vendors List when choosing a vendor. Installed equipment should be checked for proper performance according to instructions under \"New Installs & Occupancy Turnover\". >"}]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["In the table below, enter applicable equipment types, standards for selection/replacement, and additional instructions for checking operation during new installs and occupancy turnover. Some recommended standards are provided as sample text.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[]
["Table 5.1:  Heating, Cooling, & DHW Equipment"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Packaged Terminal Air Conditioners (PTAC)>","<Minimum 8.0 HSPF, 14 SEER>","<During occupancy turnover, make sure that cooling and heating modes are functioning properly and that the controls are working.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Split Systems - electric only>","<Minimum 14.5 SEER>","<Replace filters during occupancy turnover and check system for proper operation>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Split Systems - electric/gas>","<Minimum 14.5 SEER, 95% AFUE>","<Replace filters during occupancy turnover and check system for proper operation>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Electric HW Heater>","<Minimum 2.2 EF>","<Storage temperatures should be no less than 140°F, DHW delivery temperature should be 120°F>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Gas HW Heater>","<Minimum 90% AFUE>","<Storage temperatures should be no less than 140°F, DHW delivery temperature should be 120°F>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 5.2:  Ventilation Equipment"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Filters (all types)>","<Highest efficiency filter should be used>","<Filter checks vary depending on the type of equipment, but should be replaced as part of the preventative maintenance practices at the building.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Bathroom Fans>","<Use Energy Star-rated inline fans in bathrooms>","<Check to make sure bathroom fan is operational during occupancy turnover. Mold is a sign that ventilation is not adequate.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Air Registers/Plenums>","<Make sure registers are sealed to drywall continuously around the perimeter>","<Check duct sealing when air flow is low at register. Use low VOC mastic or caulk to seal around registers.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 5.3:  Lighting"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover"]
["<Compact Fluorescent Lamps (CFLs)>","<CFLs or LEDs should be used in any screw based or pin based fixtures. No incandescent lighting should be on site. Bulb should preferably be Energy Star compliant.>","<Replace any incandescent lights with CFLs or LEDs during occupancy turnover. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<LED Lamps>","<Replace LED lamps in kind>","<Replace LED lamps in kind>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Linear Fluorescent Lamps (tubes)>","<All linear fluorescent lamps should be T-8 or lower with electronic ballasts. Replace with LED tubes when possible. No T-12 lamps should be used at the property. >","<T-8 or T-5 fluorescent or LED tubes (if economically feasible) should be used as replacement lamps.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Occupancy Sensors>","<Use wall or ceiling mounted occupancy sensors for low use spaces such as mechanical/storage rooms, meter rooms etc.>","<Routinely inspect sensor to ensure that it is operating correctly. Sensor should turn the light on when occupants enter the room, and turn the light off shortly after the occupants leave. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Outdoor Lighting>","<Use CFL or LED exterior lighting. Use daylight sensors or timers to control the fixtures.>","<Lighting should be pointed down and not create light pollution. Ensure that exterior light controls turn light on when it gets dark, and turn off when it gets light. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 5.4:  Materials"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Weatherstripping/Door Sweeps>","<Ensure that all exterior doors have weatherstripping and door sweeps. No daylight should be visible around door frame. Preferably use metal enforced weatherstripping that can be screwed to the door frame.>","<Ensure that weatherstripping is not cracked or falling off the door frame. Replace damaged areas.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Caulk >","<Use low or no VOC caulk, 33 g/L or less (meets SCAQMD)>","<Check caulking around windows, exterior doors, and plumbing penetrations. Seal where needed. Use caulk gun for better application.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Paint>","<Use low or no VOC paint, 50g/L or less for flats and non flats, 100 g/L or less for primers>","<Store paint in a safe place with adequate ventilation. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Ceramic Tile>","<Ceramic tile should be bought in kind with what is existing>","<N/A>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Vinyl Flooring>","<FloorScore Certified>","<N/A>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 5.5: Appliances"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Refrigerators>","<Energy Star labeled>","<Check seal around door to ensure a tight seal during occupancy turnovers. Also, defrost freezer and clean condenser coil during occupancy turnovers. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Dishwashers>","<Energy Star labeled>","<Clean bottom palen of dishwasher to ensure proper air flow. Remove filter and clean during occupancy turnover.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Clothes Washers>","<Request front loaded, ENERGY STAR labeled  washing machines>","<N/A>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Ceiling Fans>","<Energy Star labeled with CFL (or LED) bulbs>","<Check that the fan is working properly and that all modes are functioning.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 5.6: Plumbing Fixtures"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Toilets>","<Water Sense-labeled and 1.1 gpf or less >","<Check all toilets for leaks monthly, at least. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Showerheads>","<WaterSense-labeled and 1.5 gpm or less>","<Check all showerheads during occupancy turnover to ensure that low flow fixtures are still installed.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Kitchen Sink Aerators>","<1.5 gpm or less>","<Check faucets during occupancy turnovers to ensure that low flow aerators are still installed.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Bathroom Sink Aerators>","<1.0 gpm or less>","<Check faucets during occupancy turnovers to ensure that low flow aerators are still installed.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Urinals>","<WaterSense-labeled and 0.5 gpf>","<Check for leaks around urinal gasket monthly.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["If Landscaping is applicable to your project/facility, include this table by checking the box below:",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["                       Include Landscaping",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide",true]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 5.7: Landscaping"]
[]
["Equipment/Product","Replacement Standards","New Installs & Occupancy Turnover",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Soil >","<Only organic soils>","<N/A>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Fertilizer>","<Organic and/or non-toxic fertilizers>","<N/A>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]

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["6.  Shutoff Valve Locations"]
[]
[]
["Locations of all mechanical, electrical, gas, and water systems shutoff valves are described in this section. In the following space, introduce this section by providing general notes about the use of shutoff valves and available resources.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  When should shutoff valves be used? During emergencies? Repairs?\n♦  Are there drawings or other reference documents available? Where are they?\n♦  Who are key staff members to contact?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Shutoff valves and switches should be used in the event of any emergencies and repairs of gas, water and electricity lines and mechanical equipment. The locations of these valves and safety disconnect switches are included below. The building superintendent must know where these valves and disconnect switches are located. Mechanical, electrical and plumbing plans are located in the super's workshop as an additional resource for locating crucial shutoff valves throughout the building.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A7","v":"<SAMPLE: Shutoff valves and switches should be used in the event of any emergencies and repairs of gas, water and electricity lines and mechanical equipment. The locations of these valves and safety disconnect switches are included below. The building superintendent must know where these valves and disconnect switches are located. Mechanical, electrical and plumbing plans are located in the super's workshop as an additional resource for locating crucial shutoff valves throughout the building.>"}]
[]
["In the tables below, indicate the location, system served, and any general notes regarding each type of valve and disconnect. Include notes on whole building utility shutoff valves as well as valves serving particular spaces and systems, including apartments.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Use Mechanical, Electrical and Plumbing plans as a reference or consult with the Engineer on record to identify crucial components to include below, and their locations. ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 6.1: Mechanical Shutoff Valves and Switches"]
[]
["Location",null,"Area/System Served","Notes",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Red switch on the same wall as the light switch in the boiler room>",null,"<Boiler Burner>","<Labeled \"Burner Emergency Switch\">",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Large red handle located on the unit itself>",null,"<Air Handler>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 6.2: Electrical Shutoff Switches"]
[]
["Location",null,"Area/System Served","Notes",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Meter room to the left of the main electric meter>",null,"<Whole building>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Meter room>",null,"<Floor by floor electricity (lighting)>","<This is a circuit breaker, not a valve. Labels noting spaces and floors are located on the circuit breaker>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 6.3: Gas Shutoff Valves"]
[]
["Location",null,"Area/System Served","Notes",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Meter Room near exterior wall>",null,"<Whole building>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Red handle on the gas inlet piping of each boiler>",null,"<Boilers 1 & 2>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 6.1. Water Shutoff Valves"]
[]
["Location",null,"Area/System Served","Notes",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Water Meter Room >",null,"<Whole building>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Basement hallway along the ceiling by stairwell B>",null,"<Riser level water shutoff >","<Each riser is labeled on the piping near the valve>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Knob-like valve behind the toilet>",null,"<Apartment toilets>","<These valves are typical in each apartment>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]

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["7.  Green Cleaning Standards"]
[]
[]
["Provide a brief description of portfolio- or building-level standards for green cleaning.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Using only non-toxic, non-hazardous, and environmentally friendly cleaning supplies will provide fewer irritants and better indoor air quality to building occupants and extend the life of finishes. Products containing potential health and safety hazards should be avoided. Approved brand names listed in this manual should be used whenever possible. However, if they are found to contain unappealing odors or do not clean effectively, maintenance staff may find an alternative product as long as it is still meets the product requirements described. All cleaning products must be stored in areas with adequate ventilation, preferably a closet that vents to the outdoors or a space that has mechanical ventilation.\n        Safety of cleaning staff and residents is the highest priority. MSDS (Materials Safety Data Sheets) for any commonly used cleaning products that may be caustic or noxious should be posted where products are stored. Cleaning staff must always use proper personal protective equipment.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A6","v":"<SAMPLE: Using only non-toxic, non-hazardous, and environmentally friendly cleaning supplies will provide fewer irritants and better indoor air quality to building occupants and extend the life of finishes. Products containing potential health and safety hazards should be avoided. Approved brand names listed in this manual should be used whenever possible. However, if they are found to contain unappealing odors or do not clean effectively, maintenance staff may find an alternative product as long as it is still meets the product requirements described. All cleaning products must be stored in areas with adequate ventilation, preferably a closet that vents to the outdoors or a space that has mechanical ventilation.\n        Safety of cleaning staff and residents is the highest priority. MSDS (Materials Safety Data Sheets) for any commonly used cleaning products that may be caustic or noxious should be posted where products are stored. Cleaning staff must always use proper personal protective equipment.>"}]
[]
["A.  Product Requirements and Approved List"]
[]
["Cleaning products must meet the requirements in the following table. Listed brand names are approved for use."]
[]
["List cleaning product requirements and approved brand names in the table below.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 7.1: Cleaning Product Requirements and Approved Products"]
[]
["Cleaning Use",null,"Product Requirement","Approved Brand Name(s)",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<All purpose cleaning>",null,"<Non toxic, VOC-free, No harsh fumes, preferably bio-based>","<Green Cleaner X, Green Cleaner Y, Green Cleaner Z>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Restroom cleaners>",null,"<Non toxic, Low irritation potential, Non-carcinogenic, Non-combustible, VOC-free>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Glass cleaners>",null,"<Streak free, non-toxic, ammonia-free, VOC free/compliant, No harsh fumes, low irritation potential>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Carpet cleaners>",null,"<Biodegradable, Nontoxic, Non-flammable, Certified by Carpet and Rug Institute (CRI), VOC-free/compliant, No harsh fumes, low irritation potential, ammonia-free>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Floor cleaners>",null,"<Non-toxic, biodegradable, no dyes or phosphates, low irritation potential, VOC-free/compliant, ammonia-free>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Paper products (toilets paper, hand towels)>",null,"<Biodegradable, Bio-based and/or post consumer material, non-toxic, no dyes, fragrance free, no heavy metals>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Disinfectants and sanitizers>",null,"<No harsh fumes, VOC-free/compliant, biodegradable, non-toxic, no heavy metals, bleach free, low irritation potential, ammonia-free>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Lime and Rust Removers>",null,"<No harsh fumes, VOC-free/compliant, biodegradable, non-toxic, no heavy metals, bleach free, low irritation potential >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
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["B. Cleaning Expectations and Best Practices"]
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["Staff are expected to perform cleaning tasks according to the best practices described below. In all cases, proper personal protective equipment should be used as required by the task. Consult MSDS before using potentially caustic or noxious cleaning products."]
[]
["Describe staff expectations for cleaning in the table below. Some recommended standards are provided as sample text.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 7.2: Cleaning Expectations and Best Practices"]
[]
["Cleaning Use",null,"Expectation/Best Practice",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<General cleaning>",null,"<Wipe surface thoroughly with bio-degradable cloth (preferably) or paper towel. For tougher stains, allow product to sit longer before wiping. Use as little product as possible. Focus on touch points such as doorknobs, fixtures and elevator buttons.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Bathroom cleaning>",null,"<Restroom cleaners should be applied and left to soak-in so that soil is thorougly removed and less product is used.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Scale, lime, rust cleaning>",null,"<Allow product to soak-in before scrubbing. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Floor cleaning>",null,"<When necessary, dilute floor cleaner with warm water. Wring out mop after use and let it air out to prevent growth of mildew. Ventilate area as required by opening a window or door. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Carpet cleaning>",null,"<Allow product to soak-in before scrubbing. Properly ventilate area as required. Test carpet cleaner on smaller spot before applying to entire carpet (to prevent discoloration of carpet).>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Vacuuming>",null,"<Empty vacuum bag after each use. Properly ventilate area as necessary in order to prevent irritation from airborne dust and particles. >",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
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[null,"Print out a copy of the tables on this page to post on site as an easy reference sheet for staff.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]

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["8.  Pest Management and Control"]
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["Describe general strategies and protocols for pest management and control in the space below. Include guidance not only regarding extermination but also how to prevent pathways for pests to enter and travel throughout the building.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Toxic extermination practices should not be used at this building. Focus pest management efforts on preventing pathways for pests to get into the building and units by sealing all cracks, gaps and penetrations in the floors, walls, and joints. Install rodent-proof screens for larger openings to prevent rodent and pest entry into the building.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A6","v":"<SAMPLE: Toxic extermination practices should not be used at this building. Focus pest management efforts on preventing pathways for pests to get into the building and units by sealing all cracks, gaps and penetrations in the floors, walls, and joints. Install rodent-proof screens for larger openings to prevent rodent and pest entry into the building.>"}]
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["Provide information about (non-toxic) extermination service schedules in the space below, if applicable. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A10","v":0}]
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["A table of standard protocols and best practices for preventative maintenance, occupancy turnovers, and storage is provided on the next page. "]
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["On the following page, describe different pest management strategies in detail. Some sample text is provided describing recommended standards for Integrated Pest Management and Bed Bugs, but you may use the extra space to include any additional pests relevant to your situation (due to location, past experience, or special concerns) that require specific guidance.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
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["Table 8.1: Pest Management"]
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["Pest",null,"Standards & Equipment","Preventative Maintenance","New Installs, Occupancy Turnovers, & Storage",null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Integrated Pest Management\n\n(General household pests, e.g. cockroaches, ants, rodents)>",null,"<Choose a pest control professional who uses non-toxic chemicals and specializes in Integrated Pest Management (IPM).\n\nIf using toxic methods, inform staff and residents and allow for proper ventilation based on application. However, non-toxic methods should be priority and asked for specifically when choosing an IPM professional.>","<Remove all pathways for pests to enter apartments by sealing all cracks and gaps in the apartment. Special areas to seal include piping under kitchen sinks and around radiator piping. \nUse sealant or rodent proof screens.\n\nClean out trash bins and areas on a periodic basis.\n\nMinimize clutter.>","<During occupancy turnovers, inspect apartments for any pathways through which pests can enter. \n\nWhen installing new equipment, appliances, radiators or piping, make sure that any penetrations made into the walls or to exterior are sealed.\n\nRefer residents to their Resident Manual for tips on maintaining a clean indoor environment to prevent pest infestations.\n\nAny toxic pest sprays must be stored in a locked safe place.  It is best to store in a closet that vents to the outside. >",null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Bed Bugs>",null,"<Choose a pest control professional who uses non-toxic chemicals and specializes in IPM.  If using toxic methods, inform staff and residents and allow for proper ventilation based on application. However, non-toxic methods should be priority and asked for specifically when choosing an IPM professional.>",null,"<Inform residents that they should not try to clean up a bed bug infestation on their own. Residents should notify building staff immediately of an infestation. \n\nIf mattresses will be re-used during occupancy turnover, make sure plastic covering still remains.\n\nAny toxic IPM material must be stored in a locked safe place.  It is best to store in a closet that vents to the outside.>",null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
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[null,"Print out a copy of the table on this page and post it on site as an easy reference sheet for staff.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]

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["9.  Legionella Management Plan"]
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["Provide a general overview of your Legionella Management Program. Refer to the Center for Disease Control's toolkit for further guidance on putting together a strong Legionella Program [https://www.cdc.gov/legionella/downloads/toolkit.pdf].   ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Legionella is a bacteria that can cause Legionnaires' disease that is passed through mist, such as from air-conditioning units for large buildings. This program is designed to limit the environment Legionella can grow>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A6","v":"<SAMPLE: Legionella is a bacteria that can cause Legionnaires' disease that is passed through mist, such as from air-conditioning units for large buildings. This program is designed to limit the environment Legionella can grow>"}]
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["Below are the steps to take in developing a Legionella Management Program taken from the Center for Disease Control's toolkit. Fill in the information specific to your team and building. Be sure to revisit the program once a year to ensure its effectiveness. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 9.1 Establish a Water Management Program Team",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A10","v":"Table 9.1 Establish a Water Management Program Team"}]
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["Team Member Name",null,"Title","Roles","Contact Information"]
["<SAMPLE: John Smith>",null,"<SAMPLE: Building Owner>","<SAMPLE:Ability to oversee program>","<SAMPLE:Phone/Email>"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
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["9.2 Describe Your Building Water Systems Using Text"]
["You will need to write a simple description of your building water system and devices. This description should include details like where the building connects to the municipal water supply, how water is distributed, and where pools, hot tubs, cooling towers, and water heaters or boilers are located. An existing as-built diagram of the plumbing system and fixtures may be useful in developing this description. Below is a description of the water systems* for an example building (Building A). You will see how this text gets turned into a diagram in the next section."]
[]
["<SAMPLE: BUILDING A>",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["1. Water enters the basement of the property via a 4-inch main from the municipal water line at Maple Street. Water is immediately drawn off to charge the fire suppression system. The rest of the water is sent through cold water distribution. There is backflow prevention throughout thesystem, including between the cold water distribution and the city water main and between the cold water distribution and the fire suppression system.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["2. Cold water is distributed directly to the lit decorative fountain in the lobby, the cooling tower on the roof, the hot tub and pool on the first floor, ice machines on floors 2, 4, 6, 8, and 10, and shower and faucet fixtures in rooms on all 12 floors. All internal plumbing consists of 2-inch copper and polyvinyl chloride (PVC) piping. There is backflow prevention between cold water distribution and the utility lines that serve the cooling tower and hot tub/pool room.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["3. Cold water is heated to 140°F by two joined 120-gallon water heaters. The heaters supply a 500-gallon storage tank. Cold water is also delivered to an 80-gallon water heater in the basement that serves the kitchen and staff break room.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["4. Hot water is distributed to plumbing fixtures in the basement through floor 5 from the joined water heaters in the basement on a direct (non-recirculating) line. Hot water is distributed to floors 6 through 11 from the storage tank with a recirculating line designed to return to the joined water heaters in the basement. Note that hot water is tempered (mixed with cold water) at the fixtures by thermostatic mixing valves.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["5. Hot, cold, and tempered waste water is discarded through the sanitary sewer line"]
["In addition to developing a written description of your building water systems, you should develop a process flow diagram. Below is an example of a process flow diagram for Building A. Note that this diagram does not need to be as detailed as your building plans. In fact, it’s best if the process flow diagram can be understood easily by all members of your team.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
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[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
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["9.3 Identify Areas Where Legionella Could Grow & Spread"]
["Once you have developed your process flow diagram, identify where potentially hazardous conditions could occur in your building water systems. The below diagram points out locations and types of hazardous conditions you could expect in Building A. Each potentially hazardous condition should be addressed individually with a control point, measure, and limit."]
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["9.4 Decide Where Control Measures Should Be Applied"]
["Control measures and limits should be established for each control point. You will need to monitor to ensure your control measures are performing as designed. Control limits, in which a chemical or physical parameter must be maintained, should include a minimum and a maximum value.\n"]
[]
["<SAMPLE>Examples of chemical and physical control measures and limits to reduce the risk of Legionella growth:\n"]
["Water quality should be measured throughout the system to ensure that changes that may lead to Legionella growth (such as a drop in chlorine levels) are not occurring.\n"]
["Water heaters should be maintained at appropriate temperatures."]
["Decorative fountains should be kept free of debris and visible biofilm."]
["Disinfectant and other chemical levels in cooling towers and hot tubs should be continuously maintained and regularly monitored. Surfaces with any visible biofilm (i.e., slime) should be cleaned."]
[]
[]
["9.5 Establish Ways to Intervene When Control Limits are not Met "]
["Building water systems are dynamic. You should plan for your monitoring results to vary over time and be prepared to apply corrective actions. Corrective actions are taken in response to systems performing\noutside of control limits."]
[]
["<SAMPLE> Corrective Action"]
["Control Measure",null,"Corrective Action"]
["Biofilm growth in decorative fountain",null,"1. Shut off fountain; drain it to sanitary sewer, scrub with detergent recommended by manufacturer\n\n2. Follow program start up procedure to refill fountain with water and check residual disinfectanct levels to make sure they are within control limits\n\n3. Document observations and performance of interim cleaning in log book and inform supervisor"]
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["<SAMPLE> Contingency Response"]
["Even the most closely monitored systems will sometimes require adjustments. You should be prepared to respond, even to unexpected problems, based on your knowledge of the building water systems and how Legionella grows and spreads. You may need to initiate a customized contingency response to gain control of a building water system. Contingency responses may involve several steps and often require follow up. A contingency response is always required when a case of Legionnaires’ disease has been linked to a building and is also appropriate in other situations."]
[]
["Control Measure",null,"Contingency Response"]
["Biofilm growth in the fountain",null,"1. During the annual review of the water management program, it's noted that there were six interim cleanings of the lobby fountain due to excessive biofilm growth in\nthe past year.\n\n2. Upon further review of the logs, it is discovered that the biofilm growth was observed near the inner wall where incandescent lighting illuminates the water. \n\n3. Replace the incandescent bulbs with LED bulbs to prevent the lights from heating the\nwater to a temperature that allows biofilm to grow.\n\n4. Three months of routine inspections show that this corrective action reduces biofilm growth and eliminates the need for interim cleaning, Property Manager amends the water management program to specify use of only LED bulbs in the fountain and informs the owner."]
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["9.6 Ensure program is running as designed and is effective"]
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["Verification"]
["Your program team should establish procedures to confirm, both initially and on an ongoing basis, that the water management program is being implemented as designed. This step is called “verification.” For example, if you said you would test the hot tub daily for chlorine and record and communicate those results, have you been doing that? If you found a problem, did you take the action included in your program?\n\nPeople should not verify the program activity for which they are responsible. For example, if one person is responsible for maintaining the hot tub and another is responsible for the cooling tower, they could verify each other’s work, not their own."]
[]
["Validation"]
["Now that you have a water management program, you need to be sure that it is effective. Your program team should establish procedures to confirm, both initially and on an ongoing basis, that the water management program effectively controls the hazardous conditions throughout the building water systems."]

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["10.  Waste Handling, Reduction, and Recycling"]
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[]
["Introduce and describe your project's plan for waste handling. Include information about the handling, sorting, and disposal of trash and recycling, as well as any efforts in place to reduce waste and considerations specific to the facility and municipality. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Be sure to reference any relevant local municipality guidelines, which you can add as supporting documents to the Appendix.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Proper waste handling is important to maintain a clean and orderly facility, prevent rodent and pest infiltration, and reduce overall environmental impact. \n        Waste must be handled in a manner that maintains cleanliness and the safety of residents and staff and complies with all local, state, and federal guidelines for waste disposal. Refer to the Appendix of this manual for recycling and hazardous waste disposal guidelines for New York City. Common area receptacles for trash and recycling should be colored and labeled appropriately (see the picture below as an example). \n        In addition, all efforts should be made by staff to reduce the overall amount of waste generated at the facility. Tenants shall be given warning notices and subsequently fined for inappropriate waste disposal according to their rental agreements.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A7","v":"<SAMPLE: Proper waste handling is important to maintain a clean and orderly facility, prevent rodent and pest infiltration, and reduce overall environmental impact. \n        Waste must be handled in a manner that maintains cleanliness and the safety of residents and staff and complies with all local, state, and federal guidelines for waste disposal. Refer to the Appendix of this manual for recycling and hazardous waste disposal guidelines for New York City. Common area receptacles for trash and recycling should be colored and labeled appropriately (see the picture below as an example). \n        In addition, all efforts should be made by staff to reduce the overall amount of waste generated at the facility. Tenants shall be given warning notices and subsequently fined for inappropriate waste disposal according to their rental agreements.>"}]
[null,"Add photos wherever they might be useful (here, in the table below, or elsewhere). Remember to provide any necessary comments with them.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[]
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["Create simple references for staff in the table below. Waste types will vary according to the facility and municipality but may include: \n\n    •  General trash\n    •  Recyclable metals and plastics\n    •  Recyclable paper and cardboard\n    •  Electronics\n    •  Food waste/compost \n    •  Specific items (e.g. mattresses)\n    •  Specific hazardous materials (e.g. fluorescent light bulbs, batteries, oil, corrosive/acidic materials)",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 9.1: Waste Handling, Storage, and Pickup Schedules"]
[]
["Waste Type",null,"Handling & Storage","Pickup Schedule",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Recyclable metals, plastics>",null,"<Collect in blue plastic bins. Combine into clear plastic trash bags for street pickup once a week.>","<Tuesdays and Fridays>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<General trash>",null,"<Combine into black plastic trash bags for street pickup twice a week. Seal tops of bags with zip ties.>","<Mondays and Thursdays>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
[null,"Print out a copy of this table, or a similar chart provided by your municipality, to post on site as an easy reference sheet for staff.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]

{"sheet":"11Outdoor","index":14,"n_rows":62,"n_cols":29,"rows_kept":62,"cut":false,"hidden":false,"merged":[[53,0,53,2],[55,0,55,2],[59,0,59,2],[61,0,61,2],[37,0,37,2],[31,0,31,2],[29,0,29,2],[0,0,1,2],[25,0,25,2],[23,0,23,2],[18,0,18,2],[20,0,20,2],[13,0,13,2],[11,0,11,2]]}
["11.  Maintenance of Outdoor Areas"]
[]
[]
["Requirements for the O&M of outdoor areas are described in this section.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["First, select which of the following parts to include:",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["              Landscaping",null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"IF(P6=TRUE, 1, 0)","v":1},"hide",true]
["              Hardscaping",null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"IF(P7=TRUE, 1, 0)","v":1},"hide",true]
["              Active Recreation Spaces (e.g. sun deck, courtyard)",null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"IF(P8=TRUE, 1, 0)","v":1},"hide",true]
["              Community Garden",null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"IF(P9=TRUE, 1, 0)","v":1},"hide",true]
["              Bicycle Parking/Storage",null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"IF(P10=TRUE, 1, 0)","v":1},"hide",true]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[{"$f":"IF(AND(P6=FALSE, P7=FALSE, P8=FALSE), \"Use the space below to describe the requirements for O&M of any outdoor areas.\", \"Provide general guidance or comments about O&M of outdoor areas in the following space, then describe specific areas in detail in their respective subsections.\")","v":"Provide general guidance or comments about O&M of outdoor areas in the following space, then describe specific areas in detail in their respective subsections."},null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: All outdoor areas should be visually inspected on a daily basis so that staff can attend to immediate needs that may affect the appearance of the property exterior and the safety and usability of spaces for occupants. In general, all outdoor areas should be kept free of trash and debris.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A14","v":"<SAMPLE: All outdoor areas should be visually inspected on a daily basis so that staff can attend to immediate needs that may affect the appearance of the property exterior and the safety and usability of spaces for occupants. In general, all outdoor areas should be kept free of trash and debris.>"}]
[]
["A. Landscaping",null,null,null,null,null,null,null,null,null,null,null,null,null,"sections dependent on user selection"]
[]
["Irrigation"]
["Describe irrigation requirements and protocols, including: irrigation schedules, control strategies, and options for reducing irrigation needs further during droughts. Indicate any checklists used.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[]
["<SAMPLE: Sprinkler timers should be set to water the plants at this property every day for one hour. In the event of a drought, adjust the timers to water the plants every two days. The irrigation checklist included in the Appendix should be routinely used and maintained by maintenance staff to verify proper scheduling, operation and functionality of the irrigation system.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A21","v":"<SAMPLE: Sprinkler timers should be set to water the plants at this property every day for one hour. In the event of a drought, adjust the timers to water the plants every two days. The irrigation checklist included in the Appendix should be routinely used and maintained by maintenance staff to verify proper scheduling, operation and functionality of the irrigation system.>"}]
[]
["Landscape Maintenance and Care"]
["Describe landscape maintenance and care requirements, including species choice. Clearly indicate whether site staff or outside contractors are responsible for specific areas of maintenance.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[]
["<SAMPLE: Plants, trees, and bushes at this property should be trimmed often by site staff to prevent overgrowth. Plantings shall be performed by the contracted landscaping company listed in Section 15: Outside Service Providers. Only non-invasive, drought-tolerant plants should be used at this property. Native species are preferred when available. It is important that the Property Management team communicates these species requirements to the landscaping contractor.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A26","v":"<SAMPLE: Plants, trees, and bushes at this property should be trimmed often by site staff to prevent overgrowth. Plantings shall be performed by the contracted landscaping company listed in Section 15: Outside Service Providers. Only non-invasive, drought-tolerant plants should be used at this property. Native species are preferred when available. It is important that the Property Management team communicates these species requirements to the landscaping contractor.>"}]
[]
[{"$f":"IF(P6= TRUE, \"B\", \"A\")&\". Hardscaping\"","v":"B. Hardscaping"}]
[]
["Describe maintenance requirements for hardscaping. Include any important site-specific considerations (e.g. snow/ice removal, bird control).",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: In all areas with hardscaping, debris (e.g. trash, leaves) should be cleared and flooding should be remediated as soon as it is observed. In the event of soiling that cannot be cleared with regular sweeping, the area should be hosed or power washed as necessary. During the winter, staff should apply rock salt before weather events and clear light snow to prevent accidents. Any large cracks in the sidewalks, paths, and parking lot should be patched to prevent accidents and deformation.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A32","v":"<SAMPLE: In all areas with hardscaping, debris (e.g. trash, leaves) should be cleared and flooding should be remediated as soon as it is observed. In the event of soiling that cannot be cleared with regular sweeping, the area should be hosed or power washed as necessary. During the winter, staff should apply rock salt before weather events and clear light snow to prevent accidents. Any large cracks in the sidewalks, paths, and parking lot should be patched to prevent accidents and deformation.>"}]
[]
[{"$f":"IF(AND(P6 = TRUE, P7 = TRUE), \"C\", IF(AND(P6 = FALSE, P7 = FALSE), \"A\", \"B\"))&\". Active Recreation Spaces\"","v":"C. Active Recreation Spaces"}]
[]
["Use the table below to summarize rules and maintenance notes for specific active recreation spaces.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 10.1: Active Recreation Space Rules & Maintenance"]
[]
["Area","Hours","Rules and Maintenance Notes",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<West Courtyard>","<4:00AM-11:00PM>","<No smoking permitted. Visually inspect daily and keep clear of debris. Close during extreme weather.>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
[{"$f":"IF(SUM(N6:N8)=3, \"D\", IF(SUM(N6:N8)=2, \"C\", IF(SUM(N6:N8)=1, \"B\", \"A\")))&\". Community Gardens\"","v":"D. Community Gardens"}]
[]
["Describe maintenance requirements and usage expectations for community gardens. Because upkeep of the garden is a cooperative effort shared by residents and site staff, clearly indicate respective areas of responsibility.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: A community garden is located in the backyard area of the property. This garden is used and maintained by all residents of the building, with oversight by maintenance staff. Maintenance staff should observe residents' use of the community garden and alert the residents and/or the Property Manager of any activity that can be harmful to the garden (e.g. trampling plants). Residents are responsible for general clean up, including weed removal and trash removal in their individual plots. Maintenance staff are responsible for assuring the irrigation system is functioning properly, maintaining fences and walls, and removing snow. Maintenance staff should work with the Community Garden Coordinator in order to assure that garden needs are being met. >",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A56","v":"<SAMPLE: A community garden is located in the backyard area of the property. This garden is used and maintained by all residents of the building, with oversight by maintenance staff. Maintenance staff should observe residents' use of the community garden and alert the residents and/or the Property Manager of any activity that can be harmful to the garden (e.g. trampling plants). Residents are responsible for general clean up, including weed removal and trash removal in their individual plots. Maintenance staff are responsible for assuring the irrigation system is functioning properly, maintaining fences and walls, and removing snow. Maintenance staff should work with the Community Garden Coordinator in order to assure that garden needs are being met. >"}]
[]
[{"$f":"IF(SUM(N6:N9)=4, \"E\", IF(SUM(N6:N9)=3, \"D\", IF(SUM(N6:N9)=2, \"C\", IF(SUM(N6:N9)=1, \"B\", \"A\"))))&\". Bicycle Storage\"","v":"E. Bicycle Storage"}]
[]
["Describe maintenance requirements for bicycle parking and storage areas. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: A bicycle storage room is located in the cellar of the building. This room should be used solely to store bicycles, should be kept free of debris and trash, and should not be used for storage of any other materials. The pathway for bicycles to come in and out of the room should be kept clear. There is also a large bicycle rack in the front of the building. This rack should be visually inspected by maintenance staff to assure that only bicycles are being chained to the rack, and that the rack is accessible and clear of snow and debris.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A62","v":"<SAMPLE: A bicycle storage room is located in the cellar of the building. This room should be used solely to store bicycles, should be kept free of debris and trash, and should not be used for storage of any other materials. The pathway for bicycles to come in and out of the room should be kept clear. There is also a large bicycle rack in the front of the building. This rack should be visually inspected by maintenance staff to assure that only bicycles are being chained to the rack, and that the rack is accessible and clear of snow and debris.>"}]

{"sheet":"12OccupancyTurnover","index":15,"n_rows":24,"n_cols":29,"rows_kept":24,"cut":false,"hidden":false,"merged":[[0,0,1,13],[8,0,8,13],[23,0,23,13],[20,0,21,13],[12,0,12,13],[16,0,16,13],[5,0,5,13],[6,1,6,13]]}
["12.  Occupancy Turnover Protocol"]
[]
[]
["A. Unit Turnover Process and Policies"]
[]
["Write a brief explanation of the dwelling unit turnover process. Use the space below to describe standard turnover policies of your organization, and briefly state goals for time and frequently replaced materials. (Instructions for replacing specific materials are described in detail in Section 5: Equipment Replacement Standards. This section focuses on the general processes and policies around unit turnovers.)",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Incorporate the Checklist: Occupancy Turnover in the Appendix into your protocol to guide regular inspections by staff.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Once a resident moves out, maintenance staff must inspect the unit and prepare it for the next resident. The Unit Turnover Checklist in the Appendix of this manual must be filled out appropriately for each turnover.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A9","v":"<SAMPLE: Once a resident moves out, maintenance staff must inspect the unit and prepare it for the next resident. The Unit Turnover Checklist in the Appendix of this manual must be filled out appropriately for each turnover.>"}]
[]
["Goals for time to complete unit turnovers:"]
[]
["<SAMPLE: Unit turnovers must be completed within one week. If larger repairs and appliance/equipment purchases are necessary, the turnover may be completed within two weeks or a timeframe designated by management staff.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A13","v":"<SAMPLE: Unit turnovers must be completed within one week. If larger repairs and appliance/equipment purchases are necessary, the turnover may be completed within two weeks or a timeframe designated by management staff.>"}]
[]
["Frequently replaced materials:"]
[]
["<SAMPLE: Light bulbs, showerheads, kitchen faucet and bathroom aerators. See Section 5: Equipment Replacement Standards for detailed instructions on replacing specific materials.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A17","v":"<SAMPLE: Light bulbs, showerheads, kitchen faucet and bathroom aerators. See Section 5: Equipment Replacement Standards for detailed instructions on replacing specific materials.>"}]
[]
["B. Resident Educaton"]
[]
["Describe how residents will be educated and what information they will receive (e.g. proper use and maintenance of building systems, waste/recycling disposal). ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Residents will receive a Resident Manual upon move-in describing the operation and maintenance of building systems, proper waste disposal, and purchasing suggestions.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A24","v":"<SAMPLE: Residents will receive a Resident Manual upon move-in describing the operation and maintenance of building systems, proper waste disposal, and purchasing suggestions.>"}]

{"sheet":"13Communication","index":16,"n_rows":31,"n_cols":29,"rows_kept":31,"cut":false,"hidden":false,"merged":[[0,0,1,13],[12,0,12,13],[18,0,18,13],[24,0,24,13],[30,0,30,13],[3,0,3,13],[6,0,6,13],[4,1,4,13],[10,1,10,13],[15,1,15,13],[16,1,16,13],[22,1,22,13],[28,1,28,13]]}
["13.  Communication and Maintenance Tracking"]
[]
[]
["In this section, clearly document expectations about communication and maintenance tracking for site staff. In each of the following parts, assign responsibility to specific roles or individuals to delegate and address tasks and include information for staff on how to access necessary resources. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"If a communication and maintenance tracking system is not in place, use the Worksheet: Establishing a Tracking System in the Appendix.",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Clear and sustained communication is a necessary component of successful facility operations and maintenance. This section describes expectations and protocols in place to ensure understanding and accountability among facility management, site staff, and residents. "]
[]
["A. Work Order Tracking"]
[]
[null,"♦  Who issues the work order, and to whom?\n♦  How is the work order issued (e.g. computer, email, paper ticket)? \n♦  Is there an expected timeframe in which a work order should be turned around?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: The superintendent should send an email to the property manager who will convert the work order within two weeks' time at the latest. If the work order is urgent, \"URGENT\" should be included in the email subject line so that the property manager can convert the work order in the appropriate timeframe.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A13","v":"<SAMPLE: The superintendent should send an email to the property manager who will convert the work order within two weeks' time at the latest. If the work order is urgent, \"URGENT\" should be included in the email subject line so that the property manager can convert the work order in the appropriate timeframe.>"}]
[]
["B. Preventative Maintenance Routines"]
[]
[null,"♦  Who is responsible for assigning and performing regular preventative maintenance? \n♦  Who should communicate before, during, and after performing these routines? \n♦  How is this work documented? ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: The superintendent shall assign preventative maintenance duties to assistant staff at the start of each week. Staff shall fill out the appropriate checklists and submit completed checklists to the superintendent for review. The superintendent should be notified if any issues arise during maintenance routines.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A19","v":"<SAMPLE: The superintendent shall assign preventative maintenance duties to assistant staff at the start of each week. Staff shall fill out the appropriate checklists and submit completed checklists to the superintendent for review. The superintendent should be notified if any issues arise during maintenance routines.>"}]
[]
["C. Problem Tracking and Escalation"]
[]
[null,"♦  When issues are discovered, who should be notified, and how? \n♦  Who should document these issues, and how? \n♦  Where can staff find documentation of previous issues?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A25","v":0}]
[]
["D. Resident Training and Complaints"]
[]
[null,"♦  Who is responsible for providing training and resources to residents? Who should residents contact? \n♦  How are resident complaints documented? \n♦  When and how should complaints be communicated to management? ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A31","v":0}]

{"sheet":"14Monitoring","index":17,"n_rows":41,"n_cols":29,"rows_kept":41,"cut":false,"hidden":false,"merged":[[8,0,8,4],[40,0,40,4],[38,0,38,4],[18,0,18,1],[23,0,23,1],[14,0,14,1],[15,0,15,1],[16,0,16,1],[17,0,17,1],[9,0,9,4],[10,1,10,4],[32,1,32,4],[0,0,1,4],[3,0,3,4],[34,0,34,4],[31,0,31,4],[7,0,7,4],[29,0,29,1],[12,0,12,4],[24,0,24,1],[25,0,25,1],[26,0,26,1],[27,0,27,1],[28,0,28,1],[19,0,19,1],[20,0,20,1],[21,0,21,1],[22,0,22,1]]}
["14.  Monitoring"]
[]
[]
["Diligent monitoring provides valuable insights about facility conditions and can identify potential issues before they occur. After systems and protocols are established, it is important for staff to understand what monitoring systems are in place and how to utilize them effectively. "]
[]
["Available monitors are listed in the following table."]
[]
["In the table below, list available monitors and how they are intended to be used. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Examples of monitors include:",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["    •  Energy and water consumption, spending information\n    •  Equipment level monitoring\n    •  Solar/cogen monitoring\n    •  BAS/EMS systems\n    •  Submeters",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  What are key operational performance indicators, and how can site staff monitor them? \n♦  Are there any trend logging or record-keeping protocols involved?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 13.1: Monitors"]
[]
["Monitor",null,"How to Access","Key Metrics/Thresholds","Notes on Use",null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Lobby thermostat>",null,"<Located in Lobby by entrance, key in super's office>","<Indoor temp. between 65 and 78 degrees>","<Always lock thermostat cover after access. Record daily temp in log book.>",null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Water Leak Metering>",null,"<Wireless communication. Loggers and meters located in boiler room.>","<Water usage should not be high in the middle of the night. Watch for unusual spikes in usage.>","<Set up phone alert capabilities>",null,null,null,null,null,null,null,null,null,"hide if blank"]
["<SAMPLE Benchmarking Software>",null,"<Log in online using credentials>","<Watch for unusual or nonseasonal changes in usage.>","<Required by EGC Criteria 8.4>",null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Describe general expectations of site staff in using the monitoring systems at your facility. (For describing specific monitors in detail, use the table above.)",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"♦  Who is responsible for monitoring certain systems?\n♦  How often should they be monitored?\n♦  What should you do when monitors require action?",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: The superintendent and assigned site staff are expected to visually inspect all equipment-level monitors on a daily basis. The superintendent should set up mobile phone alerts or wireless communication whenever possible (such as in the case of the Heat-Timer online tracking system) so that issues are relayed immediately. \n     Any indication of energy waste or failure to maintain tenant comfort must be addressed as soon as possible. If key metrics are observed to fall outside the acceptable threshold range, site staff should attempt to remediate the situation to the best of their ability; the property manager should be notified if outside assistance is required.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A35","v":"<SAMPLE: The superintendent and assigned site staff are expected to visually inspect all equipment-level monitors on a daily basis. The superintendent should set up mobile phone alerts or wireless communication whenever possible (such as in the case of the Heat-Timer online tracking system) so that issues are relayed immediately. \n     Any indication of energy waste or failure to maintain tenant comfort must be addressed as soon as possible. If key metrics are observed to fall outside the acceptable threshold range, site staff should attempt to remediate the situation to the best of their ability; the property manager should be notified if outside assistance is required.>"}]
[]
["Questions and Troubleshooting:"]
[]
["Provide information here for staff on who to contact for questions or troubleshooting.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: For any questions regarding the BAS system, first contact the superintendent or the BAS O&M manual, and then the BAS contractor. For all other inquiries, consult the superintendent.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A41","v":"<SAMPLE: For any questions regarding the BAS system, first contact the superintendent or the BAS O&M manual, and then the BAS contractor. For all other inquiries, consult the superintendent.>"}]

{"sheet":"15Compliance","index":18,"n_rows":35,"n_cols":29,"rows_kept":35,"cut":false,"hidden":false,"merged":[[5,0,5,2],[12,0,12,2],[0,0,1,2]]}
["15.  Compliance"]
[]
[]
["Provide a description of policies or any comments regarding compliance expectations for operations staff.",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: Maintenance staff must always make themselves available for any inspections. This includes walking through the site with any inspectors and allowing access to all spaces within the building, including common areas and outdoor spaces.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A6","v":"<SAMPLE: Maintenance staff must always make themselves available for any inspections. This includes walking through the site with any inspectors and allowing access to all spaces within the building, including common areas and outdoor spaces.>"}]
[]
["In the table below, list relevant compliance expectations and inspections. These may include: ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["    •  Local inspections and local law compliance",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["    •  Other housing agency inspections",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["    •  Period inspections/testing by internal or third-party asset managers",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Table 14.1: Expected Compliance and Inspections"]
[]
["Compliance Item/Inspection","Agency","Schedule/Frequency",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Local Building Inspection>","<Local Buildings Dept>","<Triennial; due to comply 2017>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<SHA Inspection>","<Sample Housing Agency>","<Annual; Late Spring>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Internal Asset Manager Walkthrough>","<Regional Asset Management Office (internal)>","<Semiannual; Every January and June>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<REAC Inspection>","<HUD>","<Every 1-3 years based on most recent REAC Score>",null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]

{"sheet":"16OutsideSvc","index":19,"n_rows":54,"n_cols":29,"rows_kept":54,"cut":false,"hidden":false,"merged":[[28,0,28,2],[29,0,29,2],[14,0,14,2],[11,3,11,5],[12,3,12,5],[13,3,13,5],[14,3,14,5],[0,0,1,13],[5,0,5,13],[11,0,11,2],[12,0,12,2],[13,0,13,2],[9,0,9,13],[3,0,3,13],[11,6,11,8],[12,6,12,8],[13,6,13,8],[14,6,14,8],[11,9,11,13],[12,9,12,13],[13,9,13,13],[14,9,14,13],[15,0,15,2],[15,3,15,5],[15,6,15,8],[15,9,15,13],[16,0,16,2],[16,3,16,5],[16,6,16,8],[16,9,16,13],[17,0,17,2],[17,3,17,5],[17,6,17,8],[17,9,17,13],[18,3,18,5],[18,6,18,8],[18,9,18,13],[19,0,19,2],[19,3,19,5],[19,6,19,8],[19,9,19,13],[34,0,34,2],[34,3,34,7],[34,8,34,13],[18,0,18,2],[32,0,32,2],[32,3,32,7],[32,8,32,13],[33,0,33,2],[33,3,33,7],[33,8,33,13],[30,0,30,2],[30,3,30,7],[30,8,30,13],[31,0,31,2],[31,3,31,7],[31,8,31,13],[25,8,25,13],[44,0,44,2],[35,0,35,2],[35,3,35,7],[35,8,35,13],[20,0,20,2],[20,3,20,5],[20,6,20,8],[20,9,20,13],[21,0,21,2],[21,3,21,5],[21,6,21,8],[21,9,21,13],[26,8,26,13],[27,8,27,13],[28,8,28,13],[29,8,29,13],[25,3,25,7],[26,3,26,7],[27,3,27,7],[28,3,28,7],[29,3,29,7],[25,0,25,2],[26,0,26,2],[27,0,27,2],[23,0,23,13],[41,0,41,13],[39,0,39,13],[53,0,53,2],[53,3,53,13],[50,0,50,2],[51,0,51,2],[52,0,52,2],[43,3,43,13],[44,3,44,13],[45,3,45,13],[46,3,46,13],[47,3,47,13],[48,3,48,13],[49,3,49,13],[50,3,50,13],[51,3,51,13],[52,3,52,13],[45,0,45,2],[46,0,46,2],[47,0,47,2],[48,0,48,2],[49,0,49,2],[43,0,43,2]]}
["16.  Outside Service Providers"]
[]
[]
["Provide any general comments about policies regarding outside service providers or existing providers. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["<SAMPLE: All outside service providers for contracts greater than $500 must be approved by the property manager.>",null,null,null,null,null,null,null,null,null,null,null,null,null,"border",null,null,null,null,null,null,null,null,null,null,null,null,null,{"$f":"A6","v":"<SAMPLE: All outside service providers for contracts greater than $500 must be approved by the property manager.>"}]
[]
["A. Existing Service Providers"]
[]
["Table 15.1: Contact Information"]
[]
["Service ",null,null,"Company",null,null,"Contact Name",null,null,"Contact Information",null,null,null,null,"hide if blank"]
["<Boiler>",null,null,"<Metro Boiler>",null,null,"<Ed Sample>",null,null,"<(333)555-5555>",null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["Table 15.2: Service Schedules"]
[]
["Service",null,null,"Schedule",null,null,null,null,"Expected Service and Notes",null,null,null,null,null,"hide if blank"]
["<Boiler>",null,null,"<Twice a year, before and after heating season>",null,null,null,null,"<Clean and tune boiler. Provide results of combustion testing.>",null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["B. Expectations and Selection Criteria"]
[]
["Select outside service providers according to the criteria below. Existing service providers should be held to the same criteria."]
[]
["Table 15.3: Service Provider Criteria"]
[]
["Service",null,null,"Expectations and Selection Criteria",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Plumbing>",null,null,"<Contractor must be a licensed plumber in the State of New York.>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]

{"sheet":"17Reference","index":20,"n_rows":63,"n_cols":15,"rows_kept":63,"cut":false,"hidden":false,"merged":[[3,0,3,3],[10,0,10,3],[38,0,38,3],[0,0,1,3],[12,0,12,1],[13,0,13,1],[14,0,14,1],[15,0,15,1],[16,0,16,1],[17,0,17,1],[18,0,18,1],[19,0,19,1],[20,0,20,1],[4,1,4,3],[26,0,26,1],[27,0,27,1],[24,0,24,3],[6,0,6,3],[28,0,28,1],[29,0,29,1],[30,0,30,1],[31,0,31,1],[32,0,32,1],[33,0,33,1],[34,0,34,1],[40,0,40,1],[41,0,41,1],[42,0,42,1],[43,0,43,1],[44,0,44,1],[45,0,45,1],[52,0,52,3],[58,0,58,1],[59,0,59,1],[46,0,46,1],[47,0,47,1],[48,0,48,1],[54,0,54,1],[55,0,55,1],[60,0,60,1],[61,0,61,1],[62,0,62,1],[56,0,56,1],[57,0,57,1]]}
["17.  Reference"]
[]
[]
["For each of the following sections, describe key reference documents, their location and manner of storage (physical and/or electronic), and responsible individuals. Be as specific or general as necessary for staff to understand where to find important documents and how to maintain them. ",null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,"Use the Worksheet: Onsite Documentation in the Appendix to identify some important documents for building equipment and service. ",null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide"]
["Key reference documents are available to staff as applicable to their roles and shall be kept in designated locations. "]
[]
["A. Equipment Manuals and Warranties"]
[]
["Table 16.1: Equipment Manuals & Warranties"]
[]
["Document",null,"Location & Storage","Maintained by ",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Manuals for all major building equipment>",null,"<Physical copies kept in superintendent's office or placed near equipment as appropriate. Available to all site staff.>","<Superintendent>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Warranties for all major building equipment>",null,"<Copies kept on file by Management Office. Electronic copies should be made of any physical documents.>","<Management Office>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["B. Building Certificates and Permits"]
[]
["Table 16.2: Building Certificates & Permits"]
[]
["Document",null,"Location & Storage","Maintained by",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Certificate of Occupancy>",null,"<Copy posted on wall next to superintendent's office. Electronic copy kept on file by management office.>","<Superintendent, Management Office>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Equipment Use Permits>",null,"<Copies posted next to equipment. Electronic copies kept on file by management office.>","<Superintendent, Management Office>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Elevator Inspection Certificates>",null,"<Up-to-date copy posted inside each elevator cab. Electronic copies kept on file by management office.>","<Superintendent, Management Office>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["C. Building Plans and Construction Documents"]
[]
["Table 16.3: Building Plans and Construction Documents"]
[]
["Document",null,"Location & Storage","Maintained by",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<Final As Built Drawing Set>",null,"<Copy of full set kept in superintendent's office. Electronic copy kept on file by Office of Operations.>","<Superintendent, Office of Operations (Operations Manager)>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[]
["D. Service Provider Contracts"]
[]
["Table 16.4: Service Provider Contracts"]
[]
["Document",null,"Location & Storage","Maintained by",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
["<All Outside Service Provider Contracts>",null,"<Copies of service provider contracts kept on file by Management Office. Electronic copies should be made of any physical documents.>","<Management Office>",null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]
[null,null,null,null,null,null,null,null,null,null,null,null,null,null,"hide if blank"]

{"sheet":"Lists","index":21,"n_rows":13,"n_cols":1,"rows_kept":13,"cut":false,"hidden":true,"merged":[]}
["LISTS"]
[]
["2 - Roles & Responsibilities"]
["roles"]
["Property Manager"]
["Superintendent"]
["Asset Manager"]
["Regional Manager"]
["Director of Facilities"]
["Maintenance Staff"]
["Architect"]
["Engineer"]
["Consultant"]