Property Management Blog

Lead Based Paint---What Do I Have to Do?

Michael Hodges - Tuesday, August 15, 2017

We’ll stay focused on pre 1978 housing but remember this also pertains, at least in part, to child occupied facilities. First let’s clarify what the EPA considers to be “renovation”.

If the surface to be painted is not disturbed by sanding, scraping or other activities that may cause dust, the work is not considered to be renovation. However, if painting projects involve surface preparation that disturbs paint, such as sanding & scraping, then it is considered renovation.

Here’s an abbreviated list of what you must do prior to renovation:

  • Distribute EPA’s lead pamphlet to occupants/residents
  • For multifamily common areas: distribute pamphlet to tenants or post informational signs about the pending work where they can be seen and contain dates, nature and location of work and be accompanied by pamphlet and/or instructions on access to it.
  • Utilize a lead based paint certified provider for the work

So what’s the big deal? Penalties can go as high as $37,500.00 per violation, per day. For a sobering check, visit this link: - https://www.epa.gov/enforcement/fy2016-enforcement-actions-lead-renovation-repair-and-painting-rule-rrp

FPM Properties has not one but two MPMs (Master Property Manager) and well over 50+ years combined experience on the team and extensive history managing properties in Riverside, Avondale, San Marco, St. Nicholas, Atlantic and Neptune Beaches (just to name a few) which have high concentrations of pre 1978 homes. If you own or are considering purchasing such an investment property and don’t want to deal with all this, you should contact us!

Lead Based Paint---What’s the Deal?

Michael Hodges - Tuesday, August 01, 2017

What is the EPA’S Lead Based Paint RRP Program?

Great and important question! Let’s tackle first from the vantage point of a homeowner (or property manager) with a home OR child occupied facility built prior to 1978.

  • It’s a federal regulation aimed at protecting against lead based paint hazards associated with renovation, repair and painting activities (like painting, carpentry, window replacement, plumbing and electrical work as well as remodeling/repairs)
  • The rule requires workers to be trained to use lead safe work practices and requires renovation firms to be EPA certified (these became fully effective April 22, 2010
  • RRP= Renovation, Repair and Painting. It applies to residential houses, apartments and child occupied facilities (like day care centers) built before 1978.
  • Anyone who is paid to perform work that disturbs paint in housing and child occupied facilities built before 1978 must follow requirements (like painters, plumbers, electricians, general contractors and carpenters)

There are further parameters and details to this which we’ll address in our next blog; for now, if you can’t wait another moment for more details, call us at FPM Properties (904-497-4200) or check out: www.epa.gov/lead

Homes in Atlantic, Neptune and Jacksonville Beaches as well as San Marco, Springfield, Avondale, Riverside and Murray Hill (to name a few) could be subject!

Murphy’s Law: What can go wrong will go wrong. It never fails right?

Michael Hodges - Monday, July 17, 2017

The absolute worst time for the air conditioner to act up is now—and that’s when it happens! Should you find yourself with underperforming or non-functioning AC-- and you are awaiting the service provider to the rescue—here are some helpful hints to keep cool.

  • Use box and ceiling fans to keep air circulating. Open doors throughout so circulation is not blocked. Open windows at night (if feasible) and close windows, blinds, etc. during day.
  • Leverage the power of water: Soak feet in cool water. Keep a cool towel or bandana around your neck. Take a cool shower. Spritz with cool water. Get in a pool (if you can!) or the ocean!
  • If your home is more than one level, stay below (you know this—heat rises)! Eliminate heat producing sources when not necessary, i.e. stove, overhead lights, etc.
  • Stay hydrated and avoid caffeine and alcohol. Eating “lighter” so you can avoid increasing your metabolic rate/body temp.
  • This is a great time to visit the Mall or movies or STAY with a family member who you are overdue to spend time with (if your system is being replaced)!

Keep Calm and Cool On

Michael Hodges - Monday, July 03, 2017

One thing all of our neighborhoods have in common in the summer, from Julington Creek to Ponte Vedra Beach to Riverside: EXCESSIVE HEAT AND HUMIDITY! Our “summer” is one long, very hot season. If you have lived in this area for just one summer, you probably know this but it bears repeating and is especially important for our newly relocated neighbors from other parts of the country or world!!

SIMPLE TIPS FOR DEALING WITH HEAT AND HUMIDITY

  • Hydrate! Hydrate! Hydrate! Don’t wait until you feel parched and eat high water content foods. Stay away from caffeine and alcohol!
  • Shut the blinds, turn off the lights, and avoid using heat producing appliances and plan meals that involve minimal cooking!
  • Wear loose fitting, light colored and protective clothing when outdoors (think brimmed hat!). Avoid strenuous physical activity, especially during the daylight hours. SUNSCREEN is a MUST!
  • Do not leave children or pets in parked cars--EVER!
  • Monitor loved ones and neighbors who are most susceptible: elderly or very young

Storm Evacuation

Michael Hodges - Monday, June 19, 2017

Regardless of whether you plan to evacuate in the event of a storm or not, it’s always a good idea to have a supply kit that is easily assembled. This is especially critical if you think you will “hunker down” as they say, based on your evacuation zone. In the aftermath of a storm many services we take for granted will be hampered, i.e. gas stations, ATMS, retail operations, etc.

Assemble Disaster Supplies: This includes food & water, medications, batteries/chargers, gassing up (the car) and cash on hand

Recommendations from the JEOC (Jacksonville Emergency Operations Center)

A Disaster Supplies Kit should include:

___ A supply of water (one gallon per person per day)
___ A supply of non-perishable packaged or canned food
___ Special dietary food if needed
___ Utensils such as a manual can opener, disposable plates, cups, utensils, etc.
___ A change of clothing, rain gear and sturdy shoes
___ Personal hygiene items such as soap, deodorant, shampoo, toothbrush & paste, aspirin, etc.
___ Blankets or sleeping bags
___ A first aid kit and prescription medicines
___ An extra pair of glasses
___ A battery-powered radio, flashlight and plenty of extra batteries
___ Credit cards and cash
___ An extra set of car keys
___ A list of family physicians
___ A list of important family information
___ Special items for infants, elderly or disabled family members
___ Books, magazines, cards, toys and games

Doing this now will ease a great deal of anxiety when a storm is imminent. The planning is one of the only elements we have control over during hurricane season!

To Evacuate or Not Evacuate?

Michael Hodges - Thursday, June 01, 2017

If you were residing in North Florida last October, you may have experienced your first taste of flirting with a real storm impact. Hopefully, it was a non-event and a valuable lesson in “what if”! Regardless of whether you now reside at the Beaches or deep in Duval, Clay or St. Johns counties, take this opportunity to be prepared for what may be a very active hurricane season 2017!

Develop An Evacuation Plan:

Recommendations from the JEOC (Jacksonville Emergency Operations Center)

  1. Are you in an evacuation zone? SEE MAP!
    • ZONE "A" RED:
      Area most vulnerable to damage from hurricane, evacuation required in Category 1 -5.
    • ZONE "B" ORANGE:
      Area subject to damage from major hurricane, evacuation required in Category 3 - 5.
    • ZONE "C" YELLOW:
      Area subject to damage from the strongest of hurricanes, evacuation required in Category 4 – 5
  2. Plan your route.
    Routes are indicated but based on where you plan to go in the event of an evacuation, plan accordingly.
  3. If and when they come, follow orders to evacuate and plan for your pets!

If you must evacuate, you must get out of the hazard that caused you to evacuate. You must leave the evacuation zone and you must leave mobile and manufactured housing. You should go to a well-built facility outside the storm surge. The best option is family or friends within the county so as not to contribute to the out-of-county evacuation traffic. The next best option is family and friends outside the county. A final option is public shelter within Duval County or outside of the county. Public shelter is listed as a final option, because a shelter is very basic. Comfort amenities are not provided other than what you bring with you. Public shelter is a life boat; not a cruise ship.

COJ.NET is a great resource to find this and much more detailed information related to storm preparedness and evacuation!

Know Your Flood Zone!

Michael Hodges - Friday, May 12, 2017

This will be an important consideration as it relates to your insurance plan! Flood insurance is typically separate from your homeowner’s policy and averages around $350-400 annually. Read on—it may still be fresh in your mind from last fall!

Areas clarified, courtesy of News4jax:

  • People living in Zone A (indicated in red) would be the first to evacuate. Under the plan released by the Federal Emergency Management Agency, this zone not only includes the coastal area of the beaches and along the Intracoastal Waterway, but areas in the Northside, Southside and even Westside along inland waterways. These areas would evacuate first.
  • More of the Beaches, part of San Marco and the Sports Complex east of downtown are in Zone B (marked in brown), which would be the second group to evacuate.
  • Zone C (yellow) expands the evacuation of San Marco, includes Riverside and Avondale, neighborhoods along the Arlington River and Intracoastal West
  • If things get worse, San Marco, Mandarin and most of the Northside and much of Northwest Jacksonville would be evacuated in Zones D (green).
  • Throughout downtown, San Marco and the beaches, the city of Jacksonville has placed poles that show the potential water level at that location for different categories of hurricanes.
  • Authorities said people asked to evacuate should have certain things on hand, like a disaster kit with food, water, tools and supplies. He said everyone who lives in Florida should also have a plan for their family, pets and business.

Know Your Flood Zone!

Michael Hodges - Monday, May 01, 2017

Get familiar with this map then check back here later this month for more details.....

Stay on Target!

Michael Hodges - Wednesday, March 15, 2017

Wrapping up our thoughts about spring preventative maintenance, here are a few more tips, recommended by HomeAdvisor, to take into account:

Do a deep housecleaning to remove dust & allergens with a top to bottom cleaning. We at FPM Properties submit this is like detailing a car: thoroughly dust baseboards and door frames, wipe down surfaces that don’t often get attention (top of water heater, washer & dryer, seals around all appliances, etc.), dust the high light fixtures and fans and blinds. Clean the grills on the appliances and clean the range hood filter—you get the idea.

Perform lawn maintenance; encourage healthy growth and prevent spread of problems. It’s a great time to do this after the slow to no growth of the winter months

Clean the garbage disposal: flush with water & dish soap to eliminate odors and reduce build up. This is especially smart if you use yours extensively.

Test smoke detectors: ensure proper function to protect home and family! Safety first!

Taking some time to put in that little extra bit of effort seasonally can forestall potential headaches down the road and provide added enjoyment of your home. From every corner of the region-- St. Johns County to Clay County to Duval County, everyone wants maximum preservation and enjoyment of their biggest investment!

Seasonal Diligence

Michael Hodges - Wednesday, March 01, 2017

From Julington Creek to Arlington to World Golf Village and all points in between, one thing every property type and style has in common is the need for ongoing preventative maintenance.

This traditionally happens seasonally but what do you do when you live in a place that seemingly has no seasons? You do it anyway—and stay particularly diligent on the maintenance items that are most impacted by hot and humid weather! In our estimation that means:

Check weather stripping and caulking around windows & doors, especially if using central air. Insuring tight seals keeps the hot, humid air out and stymies the escalation of that utility bill during the months when the AC is running non stop

Change HVAC filters. This is so important to insure the most efficient operation of your HVAC system which is working even harder during the “Florida” summer which can last easily 6 months!

Check exterior for cracked or peeling paint (caulk & repair as necessary) the ravages of exterior weather conditions (and think hurricane season) can create conditions for mildew and water intrusion—much more costly to resolve than some touch up painting and caulking

Clean windows & check door and window screens (repair as needed) Screens can be critically important during those transitional months when it hasn’t become so consistently hot all the time that you might actually open the windows! A circulation of fresh air is not a bad thing when the house will likely be sealed like a sarcophagus against the summer heat June through September!

Remove pine straw from roof, inspect condition and clean the gutters: accumulation of any material on roof can lead to moisture intrusion/damage and clog gutters

Pressure wash exterior: inhibits moisture intrusion and enhances other efforts (prior to sealing windows) and enhances curb appeal!


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