The Purpose of This Document Is to Set a Standard of Quality for the Repairs Performed

REPAIR SPECIFICATIONS

The purpose of this document is to set a standard of quality for the repairs performed on Meridian properties. Certain sections of the specifications note materials identified from a particular manufacturer. This identification is not intended to limit the source of those materials but the materials identified are to be used as a standard of quality.

1.  PROPERTY PHOTOS

SCOPE OF WORK: Photos shall be required to confirm the necessity and completion of any work. The following photo requirements are minimum requirements and Meridian may request additional photos at any time.

PHOTO TYPE: Photos shall be digital and shall be transmitted electronically to Meridian or other entity designated by Meridian.

PRELIMINARY EXTERIOR PHOTOS:

YARD: Minimum of three photos shall be taken of the front yard, a full front photo of the building and one photo from each corner of the front yard. Minimum of two photos shall be taken of each side yard, one each from front and rear yard. Minimum of three photos shall be taken of the rear yard, a full back photo and one photo from each corner of the rear yard. Additional photos necessary to show the extent of work will be required for trash removal. Additional photos shall be required of pools, spas and other conditions which require work.

PROPERTY EXTERIOR: Minimum of one photo of each elevation of the property shall be required. Minimum of two photos of the roof shall be taken from the front and rear of the property, roof photos shall be sufficiently close to show the general condition of the roof. One photo shall be taken of any exterior HVAC equipment. Photos shall be taken of any specific defects on the exterior of the property and as required to show conditions that require work.

GARAGE: If the garage is an outbuilding, photos shall be of all exterior elevations of the garage when possible. A minimum of two photos shall be taken of the interior of the garage. Additional photos necessary to show any conditions that need to be corrected shall be required.

PRELIMINARY INTERIOR PHOTOS:

INTERIOR TRASH/DEBRIS: Minimum of one photo per room with additional photos as necessary to show the extent of the trash and any unusual items that need to be disposed.

PROPERTY INTERIOR: Minimum of two photos shall be taken per room, photos shall be taken from opposite sides of the room. Minimum of one photo of each elevation of kitchen cabinetry, minimum of one photo shall be taken of each elevation of any other built-in cabinetry. Minimum of one photo of each elevation of each bathroom. Minimum of one photo shall be taken of each appliance. Minimum of one photo shall be taken of the water heater. Minimum of one photo shall be taken of each interior HVAC unit component. Minimum of one photo shall be taken of the electrical panelbox. Additional photos shall be taken of any item that to be repaired or replaced.

WORK COMPLETION PHOTOS:

EXTERIOR WORK: Sufficient photos shall be taken to confirm that any work ordered by Meridian has been completed. The number of photos and photo locations shall generally conform to the PRELIMINARY EXTERIOR PHOTO requirements. Meridian has the right to request additional photos of completed work.

INTERIOR WORK: Sufficient photos shall be taken to confirm that any work ordered by Meridian has been completed. The number of photos and photo locations shall generally conform to the PRELIMINARY INTERIOR PHOTO requirements. Meridian has the right to request additional photos of the completed work

2.  PROPERTY REKEYING
(Completed by Agent during Premarketing. MASRUP Contractors should not rekey.)

SCOPE OF WORK: Shall include the securing of all entrances to the property and any outbuildings. Property shall be rekeyed within 24 hours of notification that the property is vacant.

LOCKSETS/DEADBOLTS: New and existing locks and deadbolts shall be keyed to code specified in the Premarketing Instructions, Form REO 100. This keycode is compatible to locks manufactured by Kwikset, Schlage and NuSet. Deadbolts shall be exterior key with interior thumblatch.

FRONT DOOR: Front entry lockset and deadbolt shall be replaced or rekeyed. Security door locksets shall be replaced or rekeyed. Screen doors locks shall be disabled so that the door will catch but not lock.

ANCILLARY ENTRANCE DOORS: Deadbolts on ancillary entrance doors, if they exist, shall be replaced and the lockset shall be replaced with a blank lockset cover. If the ancillary door does not have a deadbolt, the lockset shall be replaced.

BASEMENT/ROOF COVERS/HATCHES: Covers/hatches shall be secured from the interior.

SCREEN DOORS: Screen doors at porches/patios shall be secured from the interior with a hook/eye latch.

OUTBUILDING ENTRANCE DOORS: Deadbolts on ancillary entrance doors, if they exist, shall be replaced or rekeyed and the lockset shall be replaced with a blank lockset cover. If the ancillary door does not have a deadbolt, the lockset shall be replaced or rekeyed.

GARAGE OVERHEAD DOORS: Doors shall be secured from the interior of the garage. Automatic openers shall be disconnected from the power source.

OUTBUILDING DOORS: Shed doors, storage doors shall be secured with hasp type locks.

FENCE GATES: Unless securing a pool area, fence gates shall not be secured. Fence gates securing a pool area shall be secured with a hasp-type lock.

DAMAGED DOORS: Some doors may have damage that prevents them from being secured using the original hardware locations. Deadbolt shall be installed in an alternate location on the door and the existing hardware locations shall be covered with a blank lockset cover.

3.  PROPERTY BOARDING

SCOPE OF WORK: Shall include the securing of all door/window openings open to the elements and that cannot be secured by any other means shall be boarded in conjunction with the initial lawn and interior cleaning services using the temporary boarding provisions. If the property is in a area where boarding is prudent to protect the value of the property, contractor shall prepare an estimate to install door/window boarding in accordance with the attached sketches.

4.  INITIAL LAWN SERVICE

SCOPE OF WORK: Shall include the initial lot clean up, initial mowing and trimming of shrubbery.

TRASH REMOVAL: Contractor shall remove and legally dispose of all refuse, debris, junk, lawn paraphernalia and other such objects that would be ordinarily be kept on the lot. Initial lawn service shall include the interior cleaning of outbuildings such as garages, sheds and carports.

MOWING SERVICES: Grass shall be cut to the edge of each property line to a maximum height of 2”. Raking and removal of the cut grass shall be required. Grass and weeds shall be trimmed flush around foundations, trees, planting beds, fences and other structures. Grass shall be edged at all paved sidewalks, driveways, patios and curbs. All clippings shall be removed from all paved surfaces either by sweeping of blowing.

SHRUBBERY: Trim all hedges and shrubbery to provide a neat appearance and promote growth.

TREES: Tree limbs that are in contact with the structure shall be removed.

PLANTING BEDS: Remove all weeds and dead plants from planting beds.

IRRIGATION: Repair irrigation systems where feasible.

WORK NOT INCLUDED: The following work is not included in the Initial Lawn Service scope of work. Contractor will be requested to provide pricing for the following services:

1)  Installation of an irrigation system if one is not present at the property.

2)  Replacement of dead shrubbery.

3)  Removal/disposal of trees.

4)  Replacement of mulch or other planting bed materials.

5)  Removal of licensed/registered motorized vehicles.

5.  PERODIC LAWN SERVICE

SCOPE OF WORK: Shall include periodic clean up of the property and mowing of the grass on a schedule established by Meridian.

TRASH REMOVAL: Contractor shall remove and legally dispose of all accumulated refuse, trash and debris

MOWING SERVICES: Grass shall be cut to the edge of each property line to a maximum height of 2”. Raking and removal of the cut grass shall be required. Grass and weeds shall be trimmed flush around foundations, trees, planting beds, fences and other structures. Grass shall be edged at all paved sidewalks, driveways, patios and curbs. All clippings shall be removed from all paved surfaces either by sweeping of blowing.

SHRUBBERY: Trim all hedges and shrubbery to provide a neat appearance and promote growth.

PLANTING BEDS: Remove all weeds and dead plants from planting beds.

6.  INITIAL INTERIOR CLEANING

SCOPE OF WORK: Shall include the removal of trash and debris and cleaning of the interior of the property.

TRASH REMOVAL: Contractor shall remove and legally dispose of all trash, debris and any other items that permanently affixed to the property including items that are in cabinet drawers and on shelving. Removal of debris from attached garages, attics, basements and crawlspaces are included. Remaining property components shall be cleaned as follows:

CARPETING: Carpeting that is torn and presents a trip hazard, is wet, smells bad or covers significant defects in the subfloor shall be removed. Carpeting that remains is the property shall be vacuumed.

VINYL/TILE FLOORING: Flooring shall be vacuumed and washed. Loose tiles shall be removed and edges that present trip hazards shall be refastened.

HARDWOOD FLOORING: Hardwood floors shall be cleaned and buffed.

CONCRETE FLOORS: Concrete floors shall be cleaned and washed.

CABINETRY/COUNTERS: Cabinetry shall be wiped down to remove stains. Cabinet shelves shall be cleaned and wiped down, shelf paper shall be removed. Counters shall be cleaned and wiped down to remove dirt and stains.

PLUMBING FIXTURES: Plumbing fixtures shall be cleaned including the interiors of toilets, tubs and showers.

ELECTRICAL FIXTURES: Electrical fixtures shall be cleaned including removal of cobwebs and cleaning of globes. Lamps shall be replaced as required.

APPLIANCES: Appliances exterior surfaces shall be cleaned and wiped down. Appliance interiors shall be cleaned where/when feasible.

GLASS: Interior mirrors, shower doors and other miscellaneous glass shall be cleaned.

WINDOWS: Interior and exterior sides of all first floor windows and door glass lites shall be washed. Interior sides of all windows on upper floors shall be washed.

ELECTRICAL FACEPLATES: Electrical faceplates shall be wiped down. Missing switch and outlet faceplates shall be replaced with matching faceplates where possible.

7.  PERODIC INTERIOR CLEANING

SCOPE OF WORK: Shall include periodic clean up of the property and mowing of the grass on a schedule established by MERIDIAN.

Carpeting, vinyl/tile flooring, hardwood flooring, cabinetry fronts/sides and countertops, appliances, plumbing fixtures, electrical fixtures, interior glass and windows shall be cleaning per the requirements noted above for the Initial Interior Cleaning.

8.  MASONRY

SCOPE OF WORK: Repair/tuckpoint brick and block

Brick and block shall be repaired and or replaced in accordance with standard construction practices using materials that match the balance of the structure and performed so that the repairs are not readily visible. Mortor used for tuckpointing joints shall match the surrounding mortor.

9.  CARPENTRY

SCOPE OF WORK: Repair/replace wood components as required.

Interior Trim: Wood components such as base, chairrail, crown and door trim shall match existing in style and profile. Jointed or pre-finished trim is acceptable when the trim is to be painted.

Closet Shelving: Closet shelving shall be vinyl coated wire shelving.

Exterior Siding: Siding shall match the existing siding in materials, grade and profile.

Exterior Trim: Exterior trim shall match the existing trim in materials, grade and profile.

Decks: Decks shall be repaired using pressure treated lumber.

10.  DOORS

SCOPE OF WORK: Replacement/repair of doors

Interior doors: Interior doors shall be hollow core doors installed in accordance with manufacture’s recommendations and standard construction practices. Doors shall be flush or raised panel to match other doors in the property.

Closet doors: Closet doors shall be folding or bi-pass.

Exterior doors: Exterior doors shall be metal clad sold core wood doors. Ancillary access doors shall be flush, front entry doors shall be flush or raised panel.

11.  DOOR HARDWARE

SCOPE OF WORK: Replacement of door hardware

Exterior doors: Exterior doors shall have a lockset, deadbolt, weatherstripping and threshold. Lockset and deadbolt shall be lever type keyed to the master key number as manufactured by Schlage or approved equal..

Interior swing doors: Interior doors shall have a lockset and door stop. Privacy locksets shall be used at all bedrooms and baths. Locksets shall be manufactured by Schlage or approved equal.

Closet doors: Closet doors shall have hardware as required by the function of the door including bumper pads where the doors hit the door frames.

12.  OVERHEAD DOORS

SCOPE OF WORK: Replacement of garage doors

Garage doors requiring replacement shall be replaced with roll-up overhead doors manufactured by Coplay. Doors shall have a minimum of two (2) vision panels. All other panels shall be insulated.

13.  ROOFING

SCOPE OF WORK: Roof repairs or replacement.

Asphalt shingle roofs shall be replaced using materials manufactured by GAF or approved equal with a minimum 25 year life expectancy. Roof sheathing shall be inspected prior to the installation of the new roof and any defects in the sheeting shall be corrected. All roof shall have metal edge trim and all roof penetrations shall be sealed.

Built-Up Roofing: Build up roofing shall be repaired using hot asphalt mopping where possible.

14.  GUTTERS/DOWNSPOUTS

SCOPE OF WORK: Repair or replacement of gutters and downspouts

Gutters and downspouts shall be repaired using materials identical in color and material as the existing downspouts. New and existing gutters and downspouts shall be sealed to prevent leakage.

15.  DRYWALL

SCOPE OF WORK: Repair or replace drywall

Drywall shall be repaired/replaced/patched using standard construction methods to remove all defects in walls and ceilings. Surfaces shall be sanded to provide a uniform surface ready to receive paint or other finishes. Water resistant board shall be used in all wet areas such as tubs and showers.

16.  ACOUSTICAL SPRAY TEXTURE

SCOPE OF WORK: Repair or replace acoustical spray texture

Acoustical spray texture shall be installed in accordance with manufacturer’s recommendation and shall match the texture of any surrounding or visible surfaces.

17.  ACOUSTICAL CEILING

SCOPE OF WORK: Repair or replace acoustical ceilings