Service Specifications:

Verify Occupancy: Verify occupancy within 24 hours of work order. We do not know whether or not the property is vacant or occupied unless otherwise noted. Determine if property is occupied. If property is occupied, attempt to identify occupant. Obtain as much information about the property/people occupying as possible (names, descriptions etc). Provide update on the REO website immediately.

Personals: When providing job updates, we must be updated on personals for every job. Note that you are not to determine personals based on any minimum value. If any personals exist, regardless of their value or condition, they are to be reported immediately.

If personals exist, we must be updated that they exist, and a list and description of personals must be submitted on the REO Allegiance website. Photos of the personals must be submitted on the REO website as well. If no personals exist, we must be informed that no personals exist.

Pools: When providing job updates, the pool section must be updated for every property. You must update us as to whether there is a pool present on the property or there is no pool present on the property. Additionally, we must be advised of the type of pool, if it is secured and the condition of the pool and water. Automatically secure pools with locks on all gates. Bids must be provided for additional pool securing and services.

Above Ground Pool

Automatically secure with locks on all gates.
Check fence lines for fallen or damaged fence panels. IMMEDIATELY notify us if partial or no fence is present.
Provide pictures to confirm pool condition as well as fence condition.
Our client will determine if an above ground pool should be removed based on your photos.

Provide bids for the following items-
Bid to drain pool. Be sure to drain into a storm drain so the water does not
damage the neighbor’s yard.

2. Bid to remove and dispose of pool and all equipment including electrical

lines.

3. Separate bid to remove wood decks (support columns should be completely removed and not cut off at ground level).

4. Separate bid to repair fence if needed.

In Ground Pool

Automatically secure with locks on all gates.
Check fence lines for fallen or damaged fence panels. IMMEDIATELY notify us if partial or no fence is present.
Provide pictures to confirm pool and water condition as well as fence condition.
Provide bids for the following items-
Bid for installation of pool cover (cage) - 2 x 6’s with wire fence mesh (no chicken wire). Pool cover must support 75 lbs anywhere on the cover.
Bid to drain pool - Note that pools should only be drained below the lowest plumbing line or pool return jets. Pools can pop out of the ground if completely drained due to hydrostatic pressure. If pools are drained to remove stagnant water or debris, the pool must be refilled to prevent damage.
Bid to clean pool.
Bid to refill pool.
Bid to shock pool if necessary.
Separate bid to repair fence if needed.

Lock Change/Lockbox: Every work order with a re-key instruction will have a specific key code and 2 lock box combination options. Pay close attention to the work order instructions and use the correct key code and lock box combo requested for each job.

Use key code listed on the work order only. You cannot substitute another key code.
Use one of the two lock box combinations listed on the work order only. You cannot substitute another lock box combination.
Read work order carefully for instructions on which doors should be re-keyed. Some of our programs require only the front door (all locks on the front door) re-keyed and some of our programs require all doors re-keyed.
Place 2 keys in the lock box.
Place an extra key on the meter outside of the home. If there is no meter, place the extra key at another location on the property and advise us of the location.
If the front door lock is a Shlage or Custom lock, this lock must be re-keyed to the key code requested. Do not change the lock, re-key it. You may need a locksmith for this service and we will pay an additional fee for a specialty lock.
If the front door has a specialty lock or fancy door handle, please do not remove

the fancy handle. Re-key the existing door lock. We understand that the fee for

this lock change will be higher than the normal lock change.

Pad lock all gates, especially when there is a pool. Put padlock key in lockbox.
Padlock any garage “car entrance door” that has a sliding hasp as a locking device.
If there is a passage door between the garage and house, make sure the car entrance door is locked.
If the garage does not have an access door from the house, re-key the garage as needed to provide access, and put a key in lockbox. Garages must be secured.
If the front door is boarded and a hasp and padlock are the way of entry, place a lockbox with key on the premises and advise the lockbox location.
There must be a padlock key placed in the lockbox if a padlock is installed.
If there is a deadbolt on the door as well as a knob lock, do not remove the deadbolt and leave an open hole. Do not disable the deadbolt. Re-key the dead bolt as well.
Access is needed to all parts of the property including garage, barn, shed, etc.
Secure all garages, sheds and barns.

Re-key Warning Sign (available on our website) must be posted after completion of re-key.
Photos: Provide photos of door(s) where lock was removed and photo of replacement lock with key in it. Provide photo of lockbox on front door. Provide photo of extra key on meter. Provide photo of re-key notice on front door.
Completion of re-key and lock box combo used should be called into our office from the job site in addition to updating us on the REO website.


Board-Up: Board to FHA/HUD specifications, which require bolted 2” x 4” braces (1/2 inch board on windows and 3/4 inch board on doors).

Read each work order for instructions regarding Board Ups. Some of our maintenance programs include boarding (no bid required) and the work order will indicate that you are authorized to board broken and missing windows/doors as needed without providing a bid. Other work orders will indicate that you should call our office immediately if boarding is required.
Unless otherwise instructed, do not board-up front door; install security door including hinges, hasp and padlock as interior of property must be accessible.
Provide before and after photos of each opening boarded.
Submit an update for the completion of the board up on the REO Allegiance website as soon as it is completed.
If property is in a very good neighborhood and has broken or missing window(s), provide cost to replace glass instead of boarding.
If property is in a terrible neighborhood, provide estimate to board all windows necessary to secure property. Call the property coordinator from the property and provide the quantity, size and location of windows and doors that need boarding to secure property.


Initial Lawn Service: Initial yard service should go beyond cutting the grass.

It should include minor shrub and tree pruning, removing and or cutting down weeds in planters and flower beds, weeds in cracks in and along the concrete and or asphalt areas, and anything growing in and along fence lines. The house should be visible from the street, and there should be proper access to the house with no obstructions to the entrance or side yards.

Low hanging limbs close to the ground and vegetation obstructing windows and doors should be removed. Branches, limbs, and old foliage resting on the rooftops should be taken down. The house should look presentable once work is complete. All loose debris, leaves, grass clipping etc. should be picked up and removed. If water is available, it is appropriate to wash down the driveway, sidewalks and entryway to leave a cleaner appearance. The property must be left in a neat and presentable condition. The Contractor shall remove all resulting debris from the premises and not leave it for City pickup. The Contractor shall dispose of debris in a manner legally permitted in the community where the work is performed and at Contractor’s sole expense.

The Contractor shall perform initial lawn service to include Yard Work and initial mowing. Trim low hanging branches off trees which obstruct any property entrance or walkway; trim down weeds in flower beds and foundation plantings; remove dead shrubbery, sprouts, saplings and brush. Perform all trimmings in accordance with accepted horticultural practices for the types of plants involved. Provide date stamped before and after photos of all work done.

Submit an update for the completion of the initial lawn care on the REO Allegiance website as soon as it is completed.

Perform all of the initial lawn care services as follows:

Mowing- Cut to the edge of each property line to a maximum height of 2 inches with a conventional lawn mowing machines. Do not use heavy equipment, which might damage the yard, house, grade or fences. Do not leave any grass clippings on top of lawn. Do not remove fences.

Edging- Edge all paved walkways, curbs and driveways ½” to 2 ½” deep with bladed edging equipment. The use of string trimmers is not acceptable. Use of chemical grass/weed killers for edging is prohibited.

Trimming- Use a string trimmer to trim around foundations of all buildings, sheds, bushes, trees, planting beds, sidewalks/driveway, expansion joints, flush with fences and other construction that would normally require trimming. Do not leave cut weeds or tall grass clippings.

Clipping Hedges and Shrubbery- Clip to give a neat, even appearance and promote healthy growth. Perform this service in accordance with accepted horticultural practices for the types of plants involved.

Sweeping/ Removal of leaves/straw, etc.- Sweep paved sidewalks, driveways, curbs, patios and porches. Ensure all clippings are bagged. If blown, do not blow into adjoining properties, street or storm/ sewer drains. Remove all bags from property- transporting them to the dump on the same day. Remove leaves, pine needles from lawn, sidewalks, driveways, curbs, carports, patios and porches.

Tree Trimming- Trim all tree branches away from the rooftop a minimum of 18”. No tree limbs are to touch the roof or the house. Trim up all low hanging branches to a minimum of 8 feet above ground level.

Winter service initial lawn care- Remove leaves, pine needles and small branches from the lawn, shrubs, flower beds, sidewalks, driveways, curbs, carports, patios and porches. Do not rake or blow leaves into adjoining property, street, vacant lot or alley. Mowing over leaves is not acceptable unless raked afterwards or grass catcher completely removes them. Resulting area should be clean with no evidence of leaves, pine needles or small branches.

Compliance with Codes: The Contractor shall comply with all City, County and State Codes, Laws and Ordinances applicable to this work and obtain, at its own expense, necessary permits, certificates and licenses.

Debris Removal/Trashout:

If there is any personal property at all, DO NOT REMOVE ANYTHING FROM THE PROPERTY. We do not use a minimum value for determining Personal Property. If there is any personal property regardless of the condition or the value, do not trashout the property. Take photos of all of the personal property and create an itemized inventory of all personal property. Upload the photos and inventory immediately on our website. Our client will determine how the personals will be handled.
Every work order with a debris removal instruction will have an allowable trashout amount. Please read each work order carefully to determine the authorized amount for the specific job.
If there is no personal property: Remove all interior and exterior debris (includes shed, garage etc.) including hazards and appliances if within the allowable stated on the work order instructions. You are authorized to remove up to the limit of debris that is stated in the work order without prior authorization.
If the total cost of debris removal for interior and exterior combined (including sheds, outhouses, barns etc.), exceeds the authorized amount, call the Property Coordinator from the property with your bid. If the bid is slightly over the allowable, we may be able to approve your bid on the telephone. If we cannot approve your bid on the phone, you must submit a bid and photos on the REO website. Your bid should include a breakdown and description of the debris. We will advise you if you can proceed with the job.
If the total cost of the debris removal for interior and exterior debris combined including hazards exceeds the allowable in the work order instructions do not remove any part of the debris or hazards.
Property should be broom cleaned only. Janitorial services are not necessary. Please provide clear photos of every room in broom swept condition.
Submit an update for the completion of the trashout on the REO Allegiance website.
Provide date stamped before and after photos. Before photos must include all of the cubic yards of debris listed on your invoice and must include photos of the debris in the property prior to removing it from the property. It should also include all truck loads of debris. Before and after photos must be provided for all debris removal jobs done, regardless of the number of yards of debris removed.
Debris Removal and Disposal: All trash and debris will be removed from the premises to an acceptable trash dumping facility. Materials of flammable, hazardous or environmentally destructive nature shall be removed and disposed of in accordance with EPA guidelines and local codes and ordinances. Contractor is responsible for providing safety equipment to its employees and enforcing the use of such safety equipment.

Exterior Debris Removal: Remove and properly dispose of all debris and trash, rubble, fallen tree branches, and any other objects, glass, wood or material/debris that would not normally be kept on the lot and exterior of property.

Disposition of Debris and Trash: All trash and debris found within the property lines must be removed from the premises and disposed of in accordance with local codes.

Nothing is to be left at the curbside for city refuse collection. All trash cans on the property should be emptied.

Appliances:

Every work order that includes debris removal will have specific guidelines regarding appliances that are specific to that client/ bank combination.  Please read each work order carefully.  Most of the guidelines will instruct you to leave appliances that are in good condition.  Always remove refrigerators and freezers that are left in the basement.  If you are removing appliances because they are not in good condition, you must provide a photo of the appliance (including photos of the interior of the appliance) showing the condition of the appliance and the cause for removal.

The guideline for properties where the client and the bank are both EMC Mortgage the appliance guidelines will be as follows: Refrigerators & Freezers: Refrigerators and freezers should always be removed unless it is a sub zero unit in a high end home and the sub zero unit is in good condition. If a refrigerator is a sub zero and is to remain at the property, please note that on your update report.
Washers & Dryers: Washers and dryers should always be removed, unless they are in pristine condition. If a washer or dryer is in pristine condition and is to remain at the property, please note that on your completion report.
Ranges, Built in Ovens, Dishwashers- Connected: If a range, built in oven or dishwasher is connected, and has all of its functioning parts, it may remain. However, if the appliance is filthy, and if it is questionable as to whether it will clean up, please remove. If the range, built in oven or dishwasher is not connected, it should be removed.
Any appliance that is not connected or is in the basement should also be removed.

Results of Debris Removal/ Trashout: Property must be in broom swept condition.  Remove all shower curtains and window curtains.  Blinds in good condition can be left on the windows.  Provide photos of every single room of the house/garage in broom swept condition.  Also provide photos of the exterior of the property.
Cash for Keys: No debris removal is to be done at properties where a Cash for Keys has been completed. Your work order will indicate if a Cash for Keys was completed.

Sales Clean:

Complete a sales clean only if the work order specifically states that a sales clean should be done.  Provide photos of every single room in the house in sales clean condition. 

Winterization:

Each work order that has an instruction for winterization will have the dates during which the property should be winterized.
All properties more than 1,000 feet above sea level are to be winterized during the winterization period.
Report any freeze damage, leaks or other plumbing repair issues immediately on your update form. Note all freeze, leaks or other plumbing repair issues on the winterization report as well.
Winterization must be completed within 24 hours of work order.
If the property has already been winterized check the winterization and see if it is good. If the winterization is good, provide a winterization checklist which guarantees the winterization. If the winterization is not good or if you are unable to guarantee the winterization then re-winterize.
Place Winterization Warning Sign on the front door and in a front window indicating that the premises have been winterized, including REO Allegiance’s name, phone number, job# and date winterized
Tape the Removed water meter to water main.
Place tape across all sinks and tape all toilet seats shut.
Post “Winterized, Do Not Use” signs on all fixtures.
Post “Winterized, Do Not Turn On Without Refilling” signs on water heater and water heater breaker, if electric. Attach a notice on the exterior of dishwasher if water supply line was disconnected.
Use pink antifreeze only.
Provide photos of the winterization to include:
1. Pouring antifreeze into each trap, sink, toilet bowl, drain etc.

2. Compressor hooked up to the water heater and boiler

3. Photo showing main water line detached at the meter, and flex line installed to boiler

4. Photo of nylon cable tie installed to tie off meter at valve.

5. Photo showing main water supply line disconnected.

6. If alternate water supply setup, photo showing how disconnected.

7. Photos showing the Winterized Warning Sign on the front window and each “Winterized, Do Not Use” sign posted in the property.

· Complete and submit the Winterization Report on the REO Allegiance website within 24 hours of service. We must have a Winterization Report for every property winterized.

· Submit an update for the winterization on the REO Allegiance website.

· See in depth Winterization instructions in the Download Forms section of the contractor section of the REO Allegiance website.

Winterization Report: A winterization report must be completed for every property winterized. Winterization reports must be submitted to us on the same day the winterization is completed. Any plumbing problems, leaks or freezes must be reported immediately on the update submitted on the REO Allegiance website as well as noted on the winterization report. Please pay special attention to additional winterization photos requested on the winterization checklist, specifically, a photo of the nylon cable tie installed to tie off meter at valve.

Evictions/Lock Outs:
Curbside Eviction:
· Move all personal property to curb.
Submit update on the REO Allegiance website when this is done.
· 24 – 48 hours following the eviction (depending on sheriff’s policy), all remaining property is to be hauled away from the curb as debris.
Submit update on the REO Allegiance website when this is done.
· Have former occupant sign the Eviction Personal Belongings Release (Curbside) found in the Download Forms area of the Contractor section of the REO Allegiance website and submit on the REO Allegiance website.
Complete and submit the Eviction Information form found in the Download Forms area of the Contractor section of the REO Allegiance website.

Moving & Storage Eviction:

· Move all personal property to local storage facility.

· Provide all packing materials, movers, equipment and storage as needed.

· Complete and submit a detailed inventory of all items moved to storage. The inventory can be found in the Download Forms area of the Contractor section of the REO Allegiance website.

· Provide storage for 60 days.

· Call our office for approval before disposing of personal property from storage once storage period expires.

Other Lock Outs:

Follow the specific instructions on the work order.
Provide photos and inventory of all personals remaining at property.


Photos: Take photos of the sheriff and your crew. Take photos of each room of the property before you start the eviction and each room of the property after the eviction is completed. Take photos of the loaded trucks. If curbside eviction, take photos of all items on the curb. When you return to the property to haul the property left on the curb as debris, take photos of all items to be hauled and disposed. If storage eviction, take photos of each unit at the storage facility. If other type of lock out, provide photos of personals remaining at property.

Eviction Forms (available in the Download Forms area of the Contractor section of the REO Allegiance website):

Eviction Information Form- You must fill out an eviction information sheet for both curbside and moving and storage evictions and submit on the REO Allegiance website on the same day as the eviction.

Personal Belongings Release- If the former occupant is present at the eviction/lock out, you must have them sign a Personal Belongings Release. Choose the correct Personal Belongings Release for either Curbside or Moving & Storage

Inventory Form- For Moving & Storage evictions you must provide a detailed inventory of all items moved to storage.

Work Order Instructions: Read and follow the Eviction/Lock Out work order instructions careful. Some of our eviction orders will include an instruction to provide the locksmith for the eviction and some work orders will request movers or moving and storage only (SPS Evictions). If your work order instructions do not include Locksmith at Eviction and the realtor’s locksmith does not show up to the eviction, please call us immediately.

Realtor: There may or may not be a realtor present at the Eviction/Lock Out. If no realtor is present, then the Contractor will take possession of the property.

Important Eviction/Lock Out Notes: If, during the eviction, the sheriff or realtor instructs you to do anything other than what we have instructed, you must call us immediately 888-727-6303. (For example, you are instructed by us to move all personal property to storage and the sheriff instructs you to leave the personal property in the house). If you encounter any problems or unusual circumstances during the eviction, please call us immediately from the property. If the Realtor or Former Occupant makes the determination that items remaining in the property are trash, they must sign off on your paperwork that the remaining items are debris.


****If personal property was placed in storage, please contact REO Allegiance prior to the disposal of the shipment once the storage period is up.*****
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Mold and Personal Protective Equipment: Contractor is informed of information on mold derived from the Centers for Disease Control (CDC) and the Environmental Protection Agency (EPA) web sites. The respective web sites are as follows: www.cdc.gov and www.epa.gov, and we suggest that you consult these sites for any additional information that you desire.

REO Allegiance recommends that all Contractors abide by the recommendations set forth by the EPA on its website in regard to mold cleanup and the use of Personal Protective Equipment (PPE).

Indemnification: Contractor shall indemnify and hold harmless REO Allegiance Inc, its officers, directors, employees and agents (collectively, the Indemnitees) from and against any and all loss, damage, liability, cost, and expense, including without limitation reasonable attorney’s fees (including those on appeal) and amounts paid (a Loss), suffered or incurred by any of the Indemnitees, by reason of or arising out of any act or omission on the part of Contractor, including without limitation any part of a Loss suffered or incurred as a result of such Indemnitees’ action or omission, but not for that part of a Loss directly attributable to an Indemnitees’ grossly negligent or willfully wrongful acts. Contractor waives all rights of subrogation, for itself and its insurers, against REO Allegiance along with any rights to recover from REO Allegiance for any loss for which Contractor is insured or is required to be insured under this Agreement.

Waiver of Lien Rights: Contractor may have rights under state statutes to execute liens against properties for non-payment of invoices. Understanding this right, Contractor unconditionally agrees to waive, and does hereby waive, all lien rights that Contractor may be entitled and Contractor agrees to pursue collection efforts without affecting clear title to the real estate property managed by REO Allegiance. Any disputes pertaining to invoices will be submitted to mediation before suit is filed by Contractor. Contractor further agrees that if he should sub-contract any work assigned to him that he will attempt to get a waiver of Lien Rights and agrees to work with the sub-contractor regarding any payments without affecting clear title to the real estate managed by REO Allegiance.

This agreement between REO Allegiance Inc. and ______________________ made on 07/04/2008 shall continue in full force and effect until terminated by REO Allegiance in writing.

Signature: