2014 Winterization Season Review
Transcription
2014 Winterization Season Review
2014 Winterization Season Review Please note-this presentation is only intended to be used as a basic educational tool and is by no means all encompassing. Each property should be treated on a case by case basis and vendors will be held responsible for any errors made. Confidentiality Statement This training program and its materials contain proprietary information, confidential information and business trade secrets and is the exclusive intellectual property of Safeguard Properties, LLC. Any unauthorized, copying, distribution or other use of this training program or its materials is strictly prohibited. © 2014 Safeguard Properties LLC. All rights reserved. This material is confidential and may not be copied, used or distributed without the written permission of Safeguard Properties LLC. 2014 Winterization Training The following presentation is an acknowledgment of your responsibility of liability for all winterization work completed by your employees, including any and all subcontractors. You also agree to train and credential every individual completing winterizations or checks of winterizations to Safeguard’s specifications and standards. Signed___________ Date___________ Objectives • • • • • Discussion of Steps to Complete a Proper Winterization Discussion of Photo Requirements / Photo Direct Discussion of Documentation Requirements Discussion of Expectations for the 2014 Winterization Season Review of Frequently Asked Questions Purposes • Decrease the Amount of Reconveyed and Reopened Orders • Improve Quality of Winterizations and Check Winterization Orders • Increasing the Accuracy of Photos Submitted to Support Damages Reported, Work Completed, & Bids Submitted Importance of a Proper WINT ~Preserve and protect the value of property in the winter months~ System Types • Dry Heat – Forced hot air heat • Furnace, Air Ducts, and Vents • Steam Heat – Steam running through system • Steam boiler, radiators • Radiant Heat – Hot water running through entire system • Hot water boiler, expansion tank , radiators or (copper) tubing in floor, walls, and/or ceilings. Dry Heat Systems Steps for Dry Heat Winterization 1) Flush and clean all toilets Dry Heat Systems 2) Utilities should be turned off. a. Gas Meter, Furnace, and Hot Water Tank b. Water c. Electric NOTE: If broker maintaining utilities, it’s a shared dwellings, or it has a fire suppression system; all breakers should remain “ON” and thermostat set to 55° Dry Heat Systems 3) Remove all water from the domestic system. Requires draining the water from all lines. 4) Clear the system (blow out lines) of any remaining water and check for system integrity. 5) Pressure test system for leaks. Note: All lines should be monitored throughout the process. 6) Pour non-toxic anti-freeze “Ethylene glycol” (usually pink) in all toilets and traps (sinks, bathtubs, dishwashers, etc.). Dry Heat Systems 7) Place toilet wrap over every winterized toilet bowl. 8) Affix winterization stickers to all items. (Green Utilities Sticker) NOTE: Winterization stickers should NOT be placed on the front door. Steam Heat System Steps for Steam Heat Winterization 1) Follow Dry Heat System steps 2) Drain boiler, turn off gas Steam Heat System Steps for Steam Heat Winterization 3) Drain the radiators 4) Open all radiator vents Radiant Heat System Steps for Radiant Heat Winterization 1) Follow Dry Heat System steps 2) Drain boiler (unless boiler contains glycol), turn off gas Radiant Heat System Steps for Radiant Heat Winterization 3) Drain radiators or baseboards Well Pumps Steps for Well Pump Winterization 1) Disconnect power supply 2) Close the main water feed line valve 3) Drain the storage tank 4) Use compressed air to ensure all water has been removed 5) Place the green/yellow winterization notices Fire Suppression System Irrigation Sprinkler Systems Evaporative (Swamp) Coolers Steps for Evaporative Coolers Winterization 1) 2) 3) 4) 5) 6) Drain water tray Open the feed line while pressurizing the cooler Remove all motor plug-ins Tape the breaker shut Verify lower damper is in place Place cover over louver Dewinterization Steps for Dewinterizations 1) 2) 3) 4) 5) 6) Utilities must be on prior to starting Pressure test system prior to turning water on Repair breaks for emergency allowable Wait 30 minutes Turn heat on and set at 55 degrees Light hot water heater Frozen Property Steps for Frozen Properties • P&P – CV - use emergency allowable when available on order, otherwise call from site for approval – FNM - bid, the emergency allowable cannot be used to thaw a property – FMC - $600.00 allowable to be used – VA - bid – FHA - call bid desk and we will validate bids and bid after the fact • REO – Ensure you are at the property by the due date or you may be asked to thaw at own expense – Verify that the emergency allowable covers thawing or determine if there is a thawing allowable available – Determine if thawing can be completed within allowable • • If not, then vendor will submit a bid to thaw and winterize If work can be completed then proceed while on site and then complete the wint to the best of your ability – Advise on all damages Check Winterizations Steps for a Check Winterization • Visual Inspection of Previous Winterization • Perform Pressure Test (recommended) • Add New Antifreeze Photo Requirements Photo Direct spivendor.com Effective July 17, 2014 Photo Requirements 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. AFTER posting signs (Utility Poster/Stickers) BEFORE and AFTER shut off circuit breakers BEFORE, DURING, AFTER flush/clean toilets DURING fill with antifreeze (sinks/toilets/tanks/traps, etc.) DURING draining of the hot water tank (with hose connected) DURING blowing of the lines (show air compressor connected/reading, lines connected and being blown) Photo showing air compressor connected to lines and the pressure gauge reading during the pressure test DURING inspection of system for damages AFTER toilet wrap BEFORE, DURING, AFTER zip tie – main water line zip tied in OFF position (when applicable) DURING draining of the boiler (when applicable) AFTER open radiator vents (when applicable) BEFORE and AFTER cap water line (when applicable) BEFORE and AFTER cap water line (when applicable) 15. DURING draining of the well pump (when applicable) 16. DURING draining of the water softener (when applicable) 17. AFTER turn on heat (when applicable) 18. BEFORE, DURING, AFTER thawing of system (when applicable) 19. AFTER showing water meter disconnected (when applicable) 20. DURING and AFTER start the system (when applicable) 21. BEFORE, DURING, AFTER sump pump (when applicable) 22. Radiant winterization requires photo of the boiler, RPZ valve, baseboards/radiators being drained, and expansion tank (when applicable) 23. The winterization checklist is required. 24. All photos of items winterized must show SPI winterization sticker in place. Please note that the winterization stickers should not be placed on the front door. 25. All damages found during the winterization (freeze damage, plumbing damage) require photo documentation. Required to be uploaded for each winterization Winterization Quick Summary • Use Air Compressors, not Portable Air Tanks to clear lines of remaining water – (5 gallon or 3.8 CFM) • Pressure test the system to 35 PSI for 30 minutes • Pour non-toxic anti-freeze “Ethylene glycol” into all clean toilets and traps. • When property has shared meter – don’t remove – Shut off water unless adjacent property would be affected – Perform fixture WINT only – Leave heat on and set thermostat to 55 degrees Utility Meters Readings are mandatory and must be reported on winterizations and initial orders – Water, Gas, Electric Documenting Winterizations – Photo documentation is integral in supporting the proper completion of a winterization. Each task completed requires a photo to document it using Photo Direct • The winterization checklist is required to be uploaded each time a winterization is performed. Winterization Vendor Capacity – Starting on day 4 of winterization order assignment, orders not submitted will be pulled based on the information you provided on the survey. Additional Training & FAQ Additional Training Videos and Documentation Available Vendor Web Training Materials Additional Training & FAQ Frequently Asked Questions 1. What will the due dates for the winterizations be? All winterizations will have due dates on specific orders. There are orders with 48 hour deadlines, however, the bulk of the orders have a 5-21 day due dates. 2. Will I get all my orders on the first of the month? Orders will be released in batches, by the clients. August 1st for some CV loans. Other downloads will occur in September and October. 3. Will repairs be paid for, how does a vendor know the remaining allowable? Repairs and allowables are based on the work order for each particular winterization. 4. Are repairs allowed on a check winterization? Yes, within allowables and depending on client parameters, per the specific work order instructions. 5. What should a vendor do if a property is damaged (such as missing plumbing or missing copper pipes)? Complete as much work as you are able. Ensure lines are capped, antifreeze is present in drain traps, and that water is shutoff and zip tied appropriately. Call from site if needed. Additional Training & FAQ Frequently Asked Questions cont. 6. How will the winterization certification process work? Training Initial training should be provided by each vendor participating in winterizations. An affidavit will be distributed to all participating vendors in an effort to identify expected sub-contractor production and clearly state Safeguard’s expectations. Credentialing Every individual that completes winterizations will need to be credentialed. An individual will become credentialed after they have passed a property inspection or a photo review of their work.. 7. How will work be distributed and assigned? Through performance and capacity of individual vendors. Assignment of existing properties in batches. 8. What will I be paid for a check winterization? A standard trip charge will be paid for all refreshes but the photos must support that antifreeze was utilized. 9. How do I know when to refresh or re-winterization? A refresh is needed when the antifreeze is no longer present in the toilet bowls, tanks or sink traps. It is necessary to re-winterize when the water has been turned on to the property and is in the lines. Additional Training & FAQ Frequently Asked Questions cont. 10. How should I proceed upon arrival at the property which appears to have been winterized this season? Complete a property condition report. You may invoice a trip charge if you are not utilizing any of the allowables or placing bids. 11. How can I tell if a property has already been winterized for the season? Check the winterization stickers. Included on the sticker should include the date of the winterization. 12. When should the properties be winterized? Winterizations should be completed after the order date and before the due date. Refer to your work order instructions. Questions?? Please email / call FQC Representative [email protected] Vendor Contact Center Ext. 2292