**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.

Santa Ana HOC

1  Unit

2  Units

3  Units

4  Units






Variations from General Requirements





Maximum Allowable
Securing Fee

In-Ground Pools



Hot-Tub, Jacuzzi, Spa

Roof Repairs


$1.65/sq.ft., $750 max.




Variations from General Requirements






½ plywood


5/8 plywood


¾ plywood


$.60 / UI

$.70 / UI

$.80 / UI

$.50 / UI

Variations from General Requirements


Key:  UI = United Inch

Definition - United Inch equals length plus width.





Per Cubic Yard

Maximum Allowable

for 1 Unit

Maximum Allowable

for 2 Units

Maximum Allowable

for 3 Units

Maximum Allowable

for 4 Units

Vehicle Removal







Variations from General Requirements






Initial Cut

Up to

5,000 s.f.

Initial Cut

5,001 to 10,000 s.f.

Initial Cut

10,001 to

15,000 s.f.


Up to

5,000 s.f.


5,001 to 10,000 s.f.


10,001 to

15,000 s.f.

Trim Shrubs

Snow Removal









Variations from General Requirements





Dry Heat:

1 Unit

Dry Heat:

Additional Units

Wet Heat: Steam Heat

1 Unit

Wet Heat:



Radiant Heat: Hot Water Heat

1 Unit

Radiant Heat:

Additional Units


$40 / Unit


$65 / Unit


$90 / Unit

Variations from General Requirements


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


97-31 Prices


$37.50 / Unit-


$62.50 / Unit-



$125 MAX

$425 MAX







Variations from General Requirements





  Preservation and Protection Cost Schedule




Per e-mail from Golden Feather on 7/25/02, use a 67767 lock code and an A389 padlock in Oregon, Washington and Idaho.


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. 


Securing Cost Schedule





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.


Boarding Cost Schedule  




Mortgagees are to perform all debris removal services.(Interior and exterior)



Instructions for Mortgagees Required to Perform all Debris Removal Services:


Broom sweeping and dump fees are part of the maximum allowable cost limit for debris removal and are not considered separate services or claimable expenses.  Abandoned vehicle removal is not included in the debris removal cost limit and must be performed in accordance with local laws.


No amount over the cubic yard or overall cost limit which does not have prior written approval from the M&M contractor is to be claimed for reimbursement.  Mortgagees are reminded that prior written approval is required to claim reimbursement for any amounts that exceed the cost limit. When requesting approval to exceed the debris removal cost limit, the mortgagee must obtain two independent competitive bids.  If the mortgagee uses a national field service company, one of the bids may be provided by the field service company.  However, the second independent and competitive bid may not be channeled through the field service company, and both bids must be submitted to HUDs designee by the mortgagee.


Under no circumstances may the mortgagee allow field service companies or contractors to process and submit the second bid (or an additional bid if so required) directly to the M&M contractor.  This violates the integrity of HUDs requirement for an independent and competitive bid process and is prohibited.


The bids must specify the types and location of the debris and the number of cubic yards.  Any additional costs of non-general refuse should be factored into the final bid and clearly indicated for M&M contractor review.  All bids should be on the bidder's company letterhead and must include the bidders name, address, telephone number and the bidder's signature.  Upon receipt of the bids, the mortgagee must date stamp them and attach them to a Request to Exceed Cost Limits for P & P (see Attachment 9) which is to identify all other preservation and protection expenses to date so that the M&M contractor will know if and by how much the mortgagee will exceed the maximum allowable cost limit.  Any debris removed per local code is also subject to the established cost limits on debris removal.


Bids are required for debris removal only to exceed the allowable cost limit.  There may be instances where because of the remote location of the property or for some other reason, the mortgagee may have difficulty in obtaining the required number of bids.  Therefore, mortgagees may appeal to M&M contractor in those cases where they encounter difficulties in obtaining estimates.  For such cases, the local M&M contractor may accept less than the required number of bids before issuing approval to exceed the limit.  All such exceptions shall be provided to the mortgagee in writing.  Mortgagees will not be reimbursed for the cost of obtaining bids.  Upon receipt of the required bids from the mortgagee, the M&M contractor will do one of the following:



Clean Out of the Interior of the Property (Includes Attic, Basement, and Crawl Spaces):


Clean-outs of the interior of the property must include the removal and proper disposal of debris, including shabby or torn carpet, cracked or torn linoleum; health and safety hazards, including dead animals; and personal effects such as furniture, clothing, dishes and utensils, unless otherwise instructed by local law enforcement during an eviction.  Each interior room must be broom cleaned at the time of conveyance.  This standard also applies to garages (attached or detached), sheds, barns, utility rooms, and other structures located on the property.


All free-standing appliances such as refrigerators, air conditioners, washers and dryers, etc., and all light fixtures, ceiling fans, mantels, wall mirrors, and fireplace gas logs are to be left in the property. All appliances are to be documented that they are present on the property so that future inspections will show if any of the free-standing appliances are missing. Documentation must be maintained in the mortgagee's review file if appliances are discovered missing on future inspections.  Refrigerators and stoves must be cleaned of all organic materials and other debris.


Bug and/or Pest Infestation:


If, on the initial inspection, the mortgagee finds the property to be infested with roaches, water bugs, mice, rats, etc., to the extent that clean-out and debris removal cannot be effectively completed, the mortgagee should have the property properly fumigated by a Pest Control Service licensed to conduct such business in the area where the property is located.  If no cost limit is provided in the variations to the general requirements, contact the M&M contractor.


Debris Removal Cost Schedule




Lawn maintenance shall be done no more frequently than every two weeks.  Once a month may be sufficient depending upon the amount of rainfall.  A photograph of the front and rear yards is required before and after the initial lawn cut and final lawn cut (when in season).


Lawn to be cut from May 1 to October 31 only.


Yard Maintenance Cost Schedule




Winterize from November 1 through March 31 only.  Maximum indoor temperature is 55 degrees. 


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.

    1. 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.

    2. 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).

    1. 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.

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

    3. Leave the outside sill cocks open.

    4. 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.

    5. 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


  1. 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.


Winterization Cost Schedule