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Alaska

PRESERVATION AND PROTECTION OVERALL MAXIMUM COST SCHEDULE

**Additional Amounts for Wet/Radiant Winterizations:  If a property is located in a state where winterization is required, and the property has hot water heat, add $250 per unit.
 

Variations from General Requirements

LOCK CHANGE / SECURING SERVICE COST SCHEDULE

Variations from General Requirements

BOARDING SERVICE COST SCHEDULE

Variations from General Requirements

Note:

Key:  UI = United Inch

Definition - United Inch equals length plus width.

DEBRIS REMOVAL SERVICE COST SCHEDULE 

Variations from General Requirements

YARD MAINTENANCE SERVICE REQUIREMENTS AND COST SCHEDULE

Variations from General Requirements

WINTERIZATION SERVICE COST SCHEDULE

 Variations from General Requirements

Note:  The cost of anti-freeze is included in the cost allowable.

PHOTOS

$1.00

Variations from General Requirements

PRESERVATION AND PROTECTION

NO VARIATION TO THE GENERAL REQUIREMENTS.

SECURING

Replace front and rear door lock with new Kwikset or equivalent lock.  If other doors cannot be secured with existing hardware, install a 4 inch heavy-duty barrel bolt.  Garages and outbuildings are to be secured by installing a hasp lock and securing it with a key operated padlock. 

BOARDING

Prior written approval required.

There is no required thickness of plywood per the guidelines. Ensure that the thickness of plywood being used is documented on the update/bid and that the corresponding allowable amount is used for bidding/invoicing purposes.

DEBRIS REMOVAL

Mortgagees are not to perform any interior debris removal without specific M&M contractor approval. (This includes Interior H/Hazard removal per the email from Tracy Hager (MID) on 1/23/04.)

YARD MAINTENANCE

WINTERIZATION

Properties should be winterized (with heat left on, thermostat set at 65 degrees Fahrenheit) ALWAYS, regardless of the time of the year, and should be conveyed with water, gas, and utilities ON.  Propane and fuel oil delivery services shall remain on automatic fill.  The servicing mortgagee is hereby instructed and authorized to switch utilities into HUD's name effective on the date of conveyance.  Utilities shall remain in the servicing mortgagee's name until conveyance.  Water service may be turned off at the street (key box) only if the property has a forced air or electric heating system and the domestic water system has been properly winterized.

Winterization must include a thorough and complete draining of all plumbing and heating systems.  Use of air pressure in the system and antifreeze is acceptable provided the effect is to prevent freeze-ups.  The water supply to the property must be shut off at the curb.  If a curb shutoff is not possible, the main interior water supply must be shut off.  In either case, the water meter must be disconnected, but not removed from property, and the disconnected feed pipe leasing from the main water valve must be plugged.

A.         Turn off Water at Street: 

1.  After winterization in all M&M contract areas, except Alaska.

2.      Alaska - Only turn water off at street if dry heat system is used, such as forced air heating  

     system or electric heating system.

B.         Sump Pumps

Where a sump pump is being used to keep basements or crawl space dry, the electricity must remain on to assure that flooding does not damage the property.

C.        Dry Heat Systems 

The hot water heater and all domestic supply and distribution piping must be thoroughly drained. All faucets and valves must REMAIN OPEN during the process, and then closed after draining is completed.  Adequate amounts of antifreeze are to be placed in all fixture traps, including toilet tanks and bowls.

Test domestic supply lines for system integrity.  Turn kitchen, bathrooms, laundry area, exterior and garage faucets to on position.

1.      Turn water on.  Water lines should be drained and blown free of water.  Inspect for leakage and shut down.  Blow entire system free of water, using no less than a 40-gallon tank with a minimum of 50 pounds pressure.  Pressure of line should not exceed 90 pounds.   Heating system must hold air pressure with no leakage for a minimum of one-half hour.

2.      Commode tanks - drain.

3.      Hot water tank - drain valve is to be in open position.

4.      Evaporative air conditioners and any existing water lines - drain.

5.      Water softener tank, brine tank, and the well water storage tank and/or the well water captive air tank, dishwasher and washing machine - drain.

6.      Turn off water supply and disconnect (do not remove) at water meter.

a.       If the water supply source is city or community water, turn off the supply at the street (key box), if possible.  Turn off the water inside the house.  This may require installation of a gate valve.  Cut the supply line between the valve and the house.  Plug the cut supply line.

b.      If the water supply is a private well, turn off the well at breaker panel and TAPE OFF breaker.  Disconnect the pump at pump controller. Indicate on the breaker panel that the pump has been disconnected at the pressure tank and install a hose bib on the pressure tank side of the break.  Tag the hose bib "FOR HEALTH DEPARTMENT TESTING".

7.      Charge the entire domestic water system with non­toxic antifreeze (propylene glycol).

a.       Pour 2 quarts of non-toxic antifreeze (propylene glycol) into each drain.  This includes tubs, shower drains, laundry drains, sink drains, floor drains, lavatories, etc. 

b.      Pour a minimum of one gallon of non-toxic antifreeze (propylene glycol) into each water closet tank and flush. 

c.       Leave the outside sill cocks open.

d.      Tape all faucets to the CLOSED position.  Mark all drains, fixtures, appliances in system and devices with the statement "WINTERIZATION ****DO NOT USE."  Tape card to kitchen counter or other conspicuous place in the home containing the above information.

e.       Comply with all items on the following checklist, post one copy at the breaker panel and tape one copy to the kitchen counter and hot water tank:

D.                Wet Heat Systems

The winterization requirements outlined above (domestic water supply) apply.  In addition, the house boiler system or heater must be thoroughly drained.  All radiator vents are to be opened in the process.  Bleeder pins must not be removed from the radiators.  Any radiant heat piping must be drained and blown dry by compressed air pressure and an adequate amount of antifreeze is to be put in the radiant piping.

1.      DO NOT TURN OFF THE WATER at the street (key box) if home heating system is hydronic or hot water baseboard system.

2.      Confirm that fuel, (gas, oil, propane, etc.) electricity, and water are operational at the property.

3.      Test for system integrity.  Turn the water on, inspect for leakage and shut down.  Pressurize system with air compressor to 35 pounds and inspect for leakage.  System must hold air pressure with no leakage for a minimum of one-half hour.  Under no circumstances is the water to be shut off at the street (key box).

4.      Test the non-toxic antifreeze (propylene glycol) for a freeze point of - 30 degrees Fahrenheit, or lower. Ensure that glycol mixture is adequate to protect system from freezing.  If necessary, fill the boiler and all heating loops with a non-toxic antifreeze (propylene glycol) solution, isolating loops or bleeding in sequence to ensure proper flushing through the lines.  Verify that the existing solution has a freeze point of - 30 degrees Fahrenheit or lower.  Bleed all the vents in the system to ensure that all air has been voided from the system.

5.      Ensure there is adequate protection to the boiler should the water pressure drop low.  If no protection exists, install a low water cut off switch on the boiler.

6.      Return heating system to normal operating temperature and pressure.  Check entire system for proper operation.

7.      Tape furnace electrical switch to the "ON" position.  Tape card above switch stating, "DO NOT REMOVE TAPE.  DO NOT TURN OFF."

E.        Swimming Pools/Hot Tubs/Jacuzzi

Swimming Pools - Pump out pool leaving 4 feet of water in the deep end (this amount will vary depending on your elevation).  After pumping, apply chlorine to control the algae in the remaining water.  Circulate remaining water to mix chlorine.  Isolate and drain pumps and filters.  Remove all trash from interior of pool and haul away. **WARNING** Check local area standards before draining pool.  In area where there is a high ground water level, removing too much water may cause pool uplift and damage the pool.

If there is a pool cover present, secure and cover pool. Check with state and local codes and verify whether the pool must be covered or merely fenced in. If additional security is required, notify field office and request further instructions regarding any additional needed security for the tub/jacuzzi.