Chapter 13 Section 5

HAZARDOUS MATERIALS

There are many different hazards that may occur during the maintenance operation at a property. One of the company’s missions is to create a safe working environment for all employees. If any staff person believes that their workplace is unsafe, they should immediately contact the human resources director or the company president.

Some of the more common hazardous materials that onsite staff may find are:

  • Mold
  • Lead based paint
  • Asbestos

MOLD

Our goal is to eliminate and control mold and its affects. In order to act quickly, and make corrective action on mold complaints, this policy shall be enacted. This policy will allow the management and residents to work together to resolve, and eliminate mold and problems associated with this housing problem.

This policy is divided into six areas:

  • Complaints
  • Investigation
  • Inspections
  • Action required
  • Clean up procedures
  • Assurance follow up

COMPLAINTS

Each complaint will be recorded on a separate log and must be filed. Each complaint will record the unit number, resident, date and time.

INVESTIGATION

Each investigation will require an immediate staff investigation and evaluation of the problem. The investigation should include the area affected, and a complete evaluation of the potential source. After the investigation, a work order designed with corrective action must be filled out and promptly responded to.

INSPECTIONS

Every inspection will contain a mold objective. The mold objective will be to examine all water sources to assure no deferred maintenance as allowed or contributed to a mold problem. These water sources and moisture related areas are:

  • A/C filters
  • Plumbing fixtures
  • Roof penetrations
  • Roof gutters and fascias
  • Foundations
  • Windows
  • Weather stripping/thresholds
  • Vents/fans

ACTION REQURIED

Action taken must be carefully documented. Residents will be informed of these actions as to contribute to the care of their unit, and to report problems immediately. In severe cases, an outside contractor may be needed for testing.

Proper documentation must include:

  • Identifying source
  • Extent of problem
  • Resolution to the problem
  • Clean up detail

CLEAN UP PROCEDURES

We recognize clean up of mold is important. We also recognize the safety of our staff is important as well. Many household cleaners are unsafe for staff, residents, and the environment. Only safe and environmentally friendly products will be used. No bleach or ammonia will be used. Dispose immediately into plastic bags all related clean up materials. Avoid spreading by removing from the unit all materials used in this process. In cases where severe mold has been found, the resident should leave the unit until it has been determined to return.

REMINDERS

  • Do not dispose materials in resident trash
  • Wear latex gloves
  • Do not wash or rinse in resident home
  • Do not use resident mops or towels
  • Carry products with you like soap, plastic bags, and disposable towels.
  • Remove materials to be cleaned from the unit and return.
  • Identify and keep separate these items to be used for mold remediation.

PROCEDURES

You must determine level of activity. If the area is less than 2sq. ft., this is low-level, greater than is high-level activity, and may need outside help.

LOW-LEVEL

  • Wear latex gloves
  • Wear eye and nose protection
  • Use strong detergent or hydrogen peroxide
  • Wash affected area and dry
  • Seal infected area
  • Dispose of materials in plastic bag

HIGH-LEVEL

  • Isolate room make certain door ways, windows, and vents are sealed off
  • Wear protective clothing than can be disposed
  • Wear eye and nose protection
  • Remove all furniture or seal tightly
  • Remove damaged materials and bag immediately in sealed room.
  • Avoid leaving the room.
  • Dispose of wet materials immediately, do not reuse.

QUALITY ASSURANCE

After each mold complaint has been promptly and correctly handled, a follow up visit and phone call is required. Document this follow up to assure the problem was correctly responded to.

LEAD BASED PAINT

Overview

The Lead Based Paint Poisoning and Prevention Act of 1970 and the Lead Based Paint Hazard Reduction Act of 1992 were enacted to reduce lead-based paint hazards for those in high risk categories such as children under the age of seven and pregnant women. Lead poisoning is dangerous. It can eventually cause mental retardation, blindness and even death.

  • If it is suspected that lead based paint is present on the property through a resident complaint or employee discovery, your immediate supervisor and/or the regional property manager must be contacted immediately.
  • Random sampling will be required through an outside testing agency that will be referred to you by the regional property manager
  • If test results indicate a positive measurable amount of lead present, immediately contact your regional property manager for further instruction.
  • Resident notification is mandatory once the test results are received. Consult with your regional property manager regarding the specific notification to be sent.

There are very specific procedures for the removal or containment of lead based paint. Therefore, it is important that employees do not attempt corrective action without NHE, Inc. approved training or written consent from the regional property manager.

If your property was constructed prior to 1978, a lead based paint disclosure form must be signed by every applicant prior lease execution. If you unaware if you property requires this form, please ask your regional property manager.

ASBESTOS

Overview

Asbestos is a general name for six naturally occurring fibrous minerals that have been widely used in construction materials. Some of the most common building materials used in construction prior to 1978 that my contain asbestos and could potentially be found on your property are:

-Blown Acoustical Ceiling Texture (Popcorn)

-Joint Compounds (Tape and Bed Material)

-Vinyl and Ceramic Tile Adhesives

-Vinyl Floor Backing Material

-Sprayed Insulation on HVAC Ductwork

-Sprayed on Insulation in Elevator Shafts

-Motor/Pump Gasket Sealer Adhesives

-Stucco Applications

-Concrete Applications

-Masonite Siding and Fiberboard Paneling

-Roofing Material

The asbestos in these products are very stable and safe until they are disturbed, handled improperly, or damaged by water or fire. Asbestos in this condition is considered “friable”. This means microscopic asbestos fibers are suspended (floating) in the area of damaged material.

Some lung cancers and other asbestos related diseases are attributed to breathing this “friable” asbestos dust. Most notably, asbestos is a fatal lung disease that can occur after high levels of exposure over 15 to 30 years.

  • If it is suspected that asbestos is present on the property, through either a resident complaint or employee discovery, the regional property manager must be contacted immediately.
  • Arrangements for an environmental testing lab to inspect and identify any potential asbestos contamination will be referred to you by the regional property manager
  • If test results indicate a positive amount of asbestos present, immediately contact the regional property manager for further instruction.
  • For buildings that contain asbestos in construction materials, both OSHA and the EPA recommend that an Operations and Maintenance Program (O&M) be implemented.
  • The property’s O&M program will be established by the regional property manager if necessary. This program will include information and procedures regarding the following items:
  • To minimize asbestos fiber exposure to residents and employees.
  • To require adequate protective measures for personnel working in the vicinity of asbestos containing materials
  • To provide training and equipment for removal of asbestos containing materials
  • To control additional disturbance of asbestos containing material
  • To monitor the condition and proper disposal of asbestos containing materials

There are very specific procedures for the removal or containment of asbestos. Therefore, it is important that employees do not attempt corrective action without approved training or written consent from the regional property manager.

Chapter 13, Section 5 Hazardous Materials December 2013

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