HomeMy WebLinkAbout2025-09-09; City Council; Resolution 2025-199Exhibit 1 RESOLUTION NO. 2025-199
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A PROFESSIONAL SERVICES AGREEMENT WITH
WSH MANAGEMENT, INC. FOR PROPERTY MANAGEMENT SERVICES FOR
THE TYLER COURT SENIOR APARTMENTS
WHEREAS, the City Council of the City of Carlsbad, California has determined that the City of
Carlsbad has a significant need for affordable housing throughout the community as set forth in both
its Housing Element of the General Plan and the City’s federally required Consolidated Plan; and
WHEREAS, on Sept. 30, 1999, the Redevelopment Agency of the City of Carlsbad purchased the
Tyler Court Senior Apartment Complex for the purposes of providing permanent affordable housing for
very low and extremely low-income senior citizens in Carlsbad; and
WHEREAS, ownership of the property was transferred from the Carlsbad Redevelopment
Agency to the City of Carlsbad in January 2012, as a result of the dissolution of the Redevelopment
Agency per State Law; and
WHEREAS, the City of Carlsbad issued a request for proposals on June 25, 2025, to solicit
proposals from qualified property management firms; and
WHEREAS, the City of Carlsbad seeks to enter into a professional services agreement with WSH
Management, Inc. for exclusive property management services for the Tyler Court Senior Apartments.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1.That the above recitations are true and correct.
2.The proposed action is not a “project” as defined by California Environmental Quality
Act Section 21065 and CEQA Guidelines Section 15378(a) and does not require
environmental review under CEQA Guidelines Section 15060(c)(2) because the action is
limited to the execution of a service agreement to provide property management
services at Tyler Court Affordable Senior Apartments. The action has no potential to
cause either a direct physical change in the environment or a reasonably foreseeable
indirect physical change in the environment.
3.That the City Council hereby authorizes the City Manager, or designee, to execute a
professional services agreement (Attachment A) for property management services with
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WSH Management, Inc. for the Tyler Court Senior Apartments for an initial term of one
year.
4.The City Council hereby authorizes the City Manager to extend said professional services
agreement for four additional one-year extensions or parts thereof. Extensions will be
based upon satisfactory review of Contractor’s performance, city’s needs, and
appropriation of funds by the City Council.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City
of Carlsbad on the 9th day of September, 2025, by the following vote, to wit:
AYES: Blackburn, Bhat-Patel, Acosta, Burkholder, Shin.
NAYS: None.
ABSTAIN: None.
ABSENT: None.
______________________________________
KEITH BLACKBURN, Mayor
______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
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AGREEMENT FOR PROPERTY MANAGEMENT SERVICES FOR TYLER COURT APARTMENTS
WSH MANAGEMENT, INC
THIS AGREEMENT (“Agreement”) is made and entered into as of the ______________ day of
_________________________, 20___, by and between the City of Carlsbad, California, a municipal
corporation ("City") and WSH Management, Inc, a California corporation, ("Contractor").
RECITALS
A. City requires the professional services of a property management company that is
experienced in management and operations of senior apartments.
B. Contractor has the necessary experience in providing professional services and advice
related to on-site property management for senior apartment rentals.
C. Contractor has submitted a proposal to City and has affirmed its willingness and ability to
perform such work.
NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained in this
Agreement, City and Contractor agree as follows:
1. SCOPE OF WORK
City retains Contractor to perform, and Contractor agrees to render, those services ("Services") that are
defined in attached Exhibit "A," which is incorporated by this reference in accordance with this
Agreement’s terms and conditions.
2. STANDARD OF PERFORMANCE
While performing the Services, Contractor will exercise the reasonable professional care and skill
customarily exercised by reputable members of Contractor's profession practicing in the Metropolitan
Southern California area and will use reasonable diligence and best judgment while exercising its
professional skill and expertise.
3. TERM
The term of this Agreement will be effective for a period of one (1) year from the date Sept. 19, 2025
through Sept. 19, 2026. The City Manager may amend the Agreement to extend it for four (4) additional
one (1) year(s) or parts of a year. Extensions will be based upon a satisfactory review of Contractor's
performance, City needs, and appropriation of funds by the City Council. The parties will prepare a written
amendment indicating the effective date and length of the extended Agreement.
4. TIME IS OF THE ESSENCE
Time is of the essence for each and every provision of this Agreement.
5.COMPENSATION
The total fee payable for the Services to be performed during the initial Agreement term shall be $64.00
Per-Unit-Per-Month (PUPM) for 75 rental units, payable on the first business day of each month, not to
exceed forty-eight hundred dollars ($4800.00). No other compensation for the Services will be allowed
except for items covered by subsequent amendments to this Agreement. If City elects to extend the
Agreement, the amount shall not exceed a 3% annual increase per Agreement year. Payment terms are
Net 30 unless otherwise provided in Exhibit “A” or agreed to in writing by the parties. City reserves the
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Attachment A
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right to withhold a ten percent (10%) retention until City has accepted the work and/or Services specified
in Exhibit "A."
6. STATUS OF CONTRACTOR
Contractor will perform the Services in Contractor's own way as an independent contractor and in pursuit
of Contractor's independent calling, and not as an employee of City. Contractor will be under the control
of City only as to the result to be accomplished, but will consult with City as necessary. The persons used
by Contractor to provide services under this Agreement will not be considered employees of City for any
purposes.
The payment made to Contractor pursuant to this Agreement will be the full and complete compensation
to which Contractor is entitled. City will not make any federal or state tax withholdings on behalf of
Contractor or its agents, employees or subcontractors. City will not be required to pay any workers'
compensation insurance or unemployment contributions on behalf of Contractor or its employees or
subcontractors. Contractor agrees to indemnify City within thirty (30) days for any tax, retirement
contribution, social security, overtime payment, unemployment payment or workers' compensation
payment which City may be required to make on behalf of Contractor or any agent, employee, or
subcontractor of Contractor for work done under this Agreement. At City’s election, City may deduct the
indemnification amount from any balance owing to Contractor.
7. SUBCONTRACTING
Contractor will not subcontract any portion of the Services without prior written approval of City. If
Contractor subcontracts any of the Services, Contractor will be fully responsible to City for the acts and
omissions of Contractor's subcontractor and of the persons either directly or indirectly employed by the
subcontractor, as Contractor is for the acts and omissions of persons directly employed by Contractor.
Nothing contained in this Agreement will create any contractual relationship between any subcontractor
of Contractor and City. Contractor will be responsible for payment of subcontractors. Contractor will bind
every subcontractor and every subcontractor of a subcontractor by the terms of this Agreement
applicable to Contractor's work unless specifically noted to the contrary in the subcontract and approved
in writing by City.
8. OTHER CONTRACTORS
City reserves the right to employ other Contractors in connection with the Services.
9. INDEMNIFICATION
Contractor agrees to defend (with counsel approved by City), indemnify, and hold harmless the City and
its officers, elected and appointed officials, employees and volunteers from and against all claims,
damages, losses and expenses including attorneys fees arising out of the performance of the work
described in this Agreement caused by any negligence, recklessness, or willful misconduct of Contractor,
any subcontractor, anyone directly or indirectly employed by any of them or anyone for whose acts any
of them may be liable.
If Contractor’s obligation to defend, indemnify, and/or hold harmless arises out of Contractor’s
performance as a “design professional” (as that term is defined under California Civil Code Section
2782.8), then, and only to the extent required by California Civil Code Section 2782.8, which is fully
incorporated in this Agreement, Contractor’s indemnification obligation shall be limited to claims that
arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of Contractor, and,
upon Contractor obtaining a final adjudication by a court of competent jurisdiction. Contractor’s liability
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for such claim, including the cost to defend, shall not exceed Contractor’s proportionate percentage of
fault.
The parties expressly agree that any payment, attorneys fee, costs or expense City incurs or makes to or
on behalf of an injured employee under City’s self-administered workers’ compensation program is
included as a loss, expense or cost for the purposes of this section, and that this section will survive the
expiration or early termination of this Agreement.
10.INSURANCE
Contractor will obtain and maintain for the duration of the Agreement and any and all amendments,
insurance against claims for injuries to persons or damage to property which may arise out of or in
connection with performance of the services by Contractor or Contractor’s agents, representatives,
employees or subcontractors. The insurance will be obtained from an insurance carrier admitted and
authorized to do business in the State of California. The insurance carrier is required to have a current
Best's Key Rating of not less than "A-:VII"; OR with a surplus line insurer on the State of California’s List of
Approved Surplus Line Insurers (LASLI) with a rating in the latest Best’s Key Rating Guide of at least “A:X”;
OR an alien non-admitted insurer listed by the National Association of Insurance Commissioners (NAIC)
latest quarterly listings report.
10.1 Coverages and Limits. Contractor will maintain the types of coverages and minimum limits
indicated below, unless Risk Manager or City Manager approves a lower amount. These minimum
amounts of coverage will not constitute any limitations or cap on Contractor's indemnification obligations
under this Agreement. City, its officers, agents and employees make no representation that the limits of
the insurance specified to be carried by Contractor pursuant to this Agreement are adequate to protect
Contractor. If Contractor believes that any required insurance coverage is inadequate, Contractor will
obtain such additional insurance coverage, as Contractor deems adequate, at Contractor's sole expense.
The full limits available to the named insured shall also be available and applicable to City as an additional
insured.
10.1.1 Commercial General Liability (CGL) Insurance. Insurance written on an “occurrence” basis,
including personal and advertising injury, with limits no less than $2,000,000 per occurrence. If a general
aggregate limit applies, either the general aggregate limit shall apply separately to this project/location
or the general aggregate limit shall be twice the required occurrence limit.
10.1.2 Automobile Liability. (if the use of an automobile is involved for Contractor's work for
City). $2,000,000 combined single-limit per accident for bodily injury and property damage.
10.1.3 Workers' Compensation and Employer's Liability. Workers' Compensation limits as
required by the California Labor Code. Workers' Compensation will not be required if Contractor has no
employees and provides, to City's satisfaction, a declaration stating this.
10.1.4 Professional Liability. Errors and omissions liability appropriate to Contractor’s profession
with limits of not less than $1,000,000 per claim. Coverage must be maintained for a period of five years
following the date of completion of the work.
10.2 Additional Provisions. Contractor will ensure that the policies of insurance required under this
Agreement contain, or are endorsed to contain, the following provisions:
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10.2.1 City will be named as an additional insured on Commercial General Liability which shall
provide primary coverage to City.
10.2.2 Contractor will obtain occurrence coverage, excluding Professional Liability, which will be
written as claims-made coverage.
10.2.3 If Contractor maintains higher limits than the minimums shown above, City requires and
will be entitled to coverage for the higher limits maintained by Contractor. Any available insurance
proceeds in excess of the specified minimum limits of insurance and coverage will be available to City.
10.2.4 This insurance will be in force during the life of the Agreement and any extensions of it
and will not be canceled without thirty (30) days prior written notice to City sent by certified mail pursuant
to the Notice provisions of this Agreement.
10.3 Providing Certificates of Insurance and Endorsements. Prior to City's execution of this Agreement,
Contractor will furnish certificates of insurance and endorsements to City.
10.4 Failure to Maintain Coverage. If Contractor fails to maintain any of these insurance coverages,
then City will have the option to declare Contractor in breach, or may purchase replacement insurance or
pay the premiums that are due on existing policies in order to maintain the required coverages. Contractor
is responsible for any payments made by City to obtain or maintain insurance and City may collect these
payments from Contractor or deduct the amount paid from any sums due Contractor under this
Agreement.
10.5 Submission of Insurance Policies. City reserves the right to require, at any time, complete and
certified copies of any or all required insurance policies and endorsements.
11. BUSINESS LICENSE
Contractor will obtain and maintain a City of Carlsbad Business License for the term of the Agreement, as
may be amended from time-to-time.
12. ACCOUNTING RECORDS
Contractor will maintain complete and accurate records with respect to costs incurred under this
Agreement. All records will be clearly identifiable. Contractor will allow a representative of City during
normal business hours to examine, audit, and make transcripts or copies of records and any other
documents created pursuant to this Agreement. Contractor will allow inspection of all work, data,
documents, proceedings, and activities related to the Agreement for a period of four (4) years from the
date of final payment under this Agreement.
13. OWNERSHIP OF DOCUMENTS
All work product produced by Contractor or its agents, employees, and subcontractors pursuant to this
Agreement is the property of City. In the event this Agreement is terminated, all work product produced
by Contractor or its agents, employees and subcontractors pursuant to this Agreement will be delivered
at once to City. Contractor will have the right to make one (1) copy of the work product for Contractor’s
records.
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14. COPYRIGHTS
Contractor agrees that all copyrights that arise from the services will be vested in City and Contractor
relinquishes all claims to the copyrights in favor of City.
15. NOTICES
The name of the persons who are authorized to give written notice or to receive written notice on behalf
of City and on behalf of Contractor under this Agreement are:
For City: For Contractor:
Name Christian Gutierrez Name Kim Pollack
Title Housing Services Manager Title President/CEO
Dept Housing and Homeless Services Address 18881 Von Karman Ave Suite 720
Irvine CA 92612
CITY OF CARLSBAD WSH MANAGEMENT, INC
Address 1200 Carlsbad Village Drive Phone 949-748-8201
Carlsbad, CA 92008 Email Kimp@wshmgmt.com
Phone 442-339-2299
Each party will notify the other immediately of any changes of address that would require any notice or
delivery to be directed to another address.
16. CONFLICT OF INTEREST
Contractor shall file a Conflict-of-Interest Statement with the City Clerk in accordance with the
requirements of the City of Carlsbad Conflict of Interest Code. Contractor shall report investments or
interests as required in the City of Carlsbad Conflict of Interest Code.
Yes տ No ܈
If yes, list the contact information below for all individuals required to file:
Name Email Phone Number
17. GENERAL COMPLIANCE WITH LAWS
Contractor will keep fully informed of federal, state and local laws and ordinances and regulations which
in any manner affect those employed by Contractor, or in any way affect the performance of the Services
by Contractor. Contractor will at all times observe and comply with these laws, ordinances, and
regulations and will be responsible for the compliance of Contractor's services with all applicable laws,
ordinances and regulations.
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Contractor will be aware of the requirements of the Immigration Reform and Control Act of 1986 and will
comply with those requirements, including, but not limited to, verifying the eligibility for employment of
all agents, employees, subcontractors and consultants whose services are required by this Agreement.
18. CALIFORNIA AIR RESOURCES BOARD (CARB) ADVANCED CLEAN FLEETS REGULATIONS
Contractor’s vehicles with a gross vehicle weight rating greater than 8,500 lbs. and light-duty package
delivery vehicles operated in California may be subject to the California Air Resources Board (CARB)
Advanced Clean Fleets regulations. Such vehicles may therefore be subject to requirements to reduce
emissions of air pollutants. For more information, please visit the CARB Advanced Clean Fleets webpage
at https://ww2.arb.ca.gov/our-work/programs/advanced-clean-fleets.
19. DISCRIMINATION, HARASSMENT, AND RETALIATIONPROHIBITED
Contractor will comply with all applicable local, state and federal laws and regulations prohibiting
discrimination, harassment, and retaliation.
20. DISPUTE RESOLUTION
If a dispute should arise regarding the performance of the Services the following procedure will be used
to resolve any questions of fact or interpretation not otherwise settled by agreement between the parties.
Representatives of Contractor or City will reduce such questions, and their respective views, to writing. A
copy of such documented dispute will be forwarded to both parties involved along with recommended
methods of resolution, which would be of benefit to both parties. The representative receiving the letter
will reply to the letter along with a recommended method of resolution within ten (10) business days. If
the resolution thus obtained is unsatisfactory to the aggrieved party, a letter outlining the disputes will
be forwarded to the City Manager. The City Manager will consider the facts and solutions recommended
by each party and may then opt to direct a solution to the problem. In such cases, the action of the City
Manager will be binding upon the parties involved, although nothing in this procedure will prohibit the
parties from seeking remedies available to them at law.
21. TERMINATION
In the event of Contractor's failure to prosecute, deliver, or perform the Services, City may terminate this
Agreement for nonperformance by notifying Contractor by certified mail of the termination. If City decides
to abandon or indefinitely postpone the work or services contemplated by this Agreement, City may
terminate this Agreement upon written notice to Contractor. Upon notification of termination, Contractor
has five (5) business days to deliver any documents owned by City and all work in progress to City address
contained in this Agreement. City will make a determination of fact based upon the work product
delivered to City and of the percentage of work that Contractor has performed which is usable and of
worth to City in having the Agreement completed. Based upon that finding City will determine the final
payment of the Agreement.
City may terminate this Agreement by tendering thirty (30) days written notice to Contractor. Contractor
may terminate this Agreement by tendering ninety (90) days written notice to City. In the event of
termination of this Agreement by either party and upon request of City, Contractor will assemble the work
product and put it in order for proper filing and closing and deliver it to City. Contractor will be paid for
work performed to the termination date; however, the total will not exceed the lump sum fee payable
under this Agreement. City will make the final determination as to the portions of tasks completed and
the compensation to be made.
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22. COVENANTS AGAINST CONTINGENT FEES
Contractor warrants that Contractor has not employed or retained any company or person, other than a
bona fide employee working for Contractor, to solicit or secure this Agreement, and that Contractor has
not paid or agreed to pay any company or person, other than a bona fide employee, any fee, commission,
percentage, brokerage fee, gift, or any other consideration contingent upon, or resulting from, the award
or making of this Agreement. For breach or violation of this warranty, City will have the right to annul this
Agreement without liability, or, in its discretion, to deduct from the Agreement price or consideration, or
otherwise recover, the full amount of the fee, commission, percentage, brokerage fees, gift, or contingent
fee.
23. CLAIMS AND LAWSUITS
By signing this Agreement, Contractor agrees that any Agreement claim submitted to City must be
asserted as part of the Agreement process as set forth in this Agreement and not in anticipation of
litigation or in conjunction with litigation. Contractor acknowledges that if a false claim is submitted to
City, it may be considered fraud and Contractor may be subject to criminal prosecution. Contractor
acknowledges that California Government Code Sections 12650 et seq., the False Claims Act applies to
this Agreement and, provides for civil penalties where a person knowingly submits a false claim to a public
entity. These provisions include false claims made with deliberate ignorance of the false information or in
reckless disregard of the truth or falsity of information. If City seeks to recover penalties pursuant to the
False Claims Act, it is entitled to recover its litigation costs, including attorneys fees. Contractor
acknowledges that the filing of a false claim may subject Contractor to an administrative debarment
proceeding as the result of which Contractor may be prevented to act as a Contractor on any public work
or improvement for a period of up to five (5) years. Contractor acknowledges debarment by another
jurisdiction is grounds for City to terminate this Agreement.
24. JURISDICTION AND VENUE
This Agreement shall be interpreted in accordance with the laws of the State of California without regard
to, or application of, choice of law rules or principles. Any action at law or in equity brought by either of
the parties for the purpose of enforcing a right or rights provided for by this Agreement will be tried in a
court of competent jurisdiction in the County of San Diego, State of California, and the parties waive all
provisions of law providing for a change of venue in these proceedings to any other county.
25. SUCCESSORS AND ASSIGNS
It is mutually understood and agreed that this Agreement will be binding upon City and Contractor and
their respective successors. Neither this Agreement nor any part of it nor any monies due or to become
due under it may be assigned by Contractor without the prior consent of City, which shall not be
unreasonably withheld.
26. THIRD PARTY RIGHTS
Nothing in this Agreement should be construed to give any rights or benefits to any party other than City
and Contractor.
27. ENTIRE AGREEMENT
This Agreement, together with any other written document referred to or contemplated by it, along
with the purchase order for this Agreement and its provisions, embody the entire Agreement and
understanding between the parties relating to the subject matter of it. In case of conflict, the terms of
the Agreement supersede the purchase order. Neither this Agreement nor any of its provisions may be
amended, modified, waived or discharged except in a writing signed by both parties. This Agreement
may be executed in counterparts.
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28. AUTHORITY
CONTRACTOR CITY OF CARLSBAD, a municipal corporation of
the State of California WSH MANAGEMENT, INC a California
corporation
By:By:
(sign here) Geoff Patnoe/City Manager
Kim Pollack/President & CEO
(print name/title)
ATTEST:
By: SHERRY FREISINGER, City Clerk
(sign here) By:
Cruz Guardado/Secretary
Deputy / Assistant City Clerk
(print name/title)
If required by City, proper notarial acknowledgment of execution by contractor must be attached. If a
corporation, Agreement must be signed by one corporate officer from each of the following two groups.
Group A Group B
Chairman, Secretary,
President, or Assistant Secretary,
Vice-President CFO or Assistant Treasurer
Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under
corporate seal empowering the officer(s) signing to bind the corporation.
APPROVED AS TO FORM:
CINDIE K. McMAHON, City Attorney
BY: _____________________________
C. Dalton Sorich/Assistant City Attorney
" #
The individuals executing this Agreement and the instruments referenced in it on behalf of Contractor
each represent and warrant that they have the legal power, right and actual authority to bind Contractor
to the terms and conditions of this Agreement.
Executed by Contractor this 2nd day of September, 2025.
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EXHIBIT A
SCOPE OF SERVICES AND FEE
The following management plan is proposed for Tyler Court Senior Apartments.
1. THE ROLE AND RESPONSIBILITY OF THE OWNER AND THE RELATIONSHIP AND
DELEGATIONS OF AUTHORITY TO THE MANAGING AGENT
a. The resident manager will supervise the activities of the administrative and
maintenance staff. The resident manager is directly responsible to the Managing Agent
and will be directed by the Managing Agent who will set forth the requirements of day-
to-day operations. On-site office hours are Mon to Fri, 9 a.m.to 5 p.m.; and include on-
call emergency service 24-7.
b. The Managing Agent will make all decisions empowered within the executed contract
regarding operations without consulting the Owner, including events of extreme
emergency. The Managing Agent will notify the Owner as soon as possible after any
emergency response decisions or actions have been required.
c. The Managing Agent will consult the Owner regarding all policy matters which the Agent
is not authorized to handle within the terms of the management agreement, and on all
matters, which are of significance to the project. The Managing Agent will meet with the
Owner at regular intervals established by the Owner to review all property business and
to update the management plan as directed by the Owner.
2. PERSONNEL POLICY AND STAFFING ARRANGEMENTS
a. All employees will be employees of the Agent, not the Owner. All hiring will be in strict
conformance with equal employment opportunity requirements provided by the
Department of Fair Employment and Housing in regard to race, color, religion, sex,
handicap, familial status or national origin.
b. The staffing plan for this property will include a manager, resident services coordinator,
assistant manager, maintenance technician, and porter.
Job Descriptions Overview
Property Manager: The property manager of the project will direct the operations of the
project in accordance with the policy, guidance, and procedures prescribed by and
under direction of the Managing Agent. Job performance is reviewed for adequacy and
conformance with established procedures and requirements of the position. A complete
job description for this position is attached.
The major duties include:
Supervision and direction of all site staff positions.
Coordinating participation of applicants for the Re-Housing Set Aside Program
(RSAP) in partnership with the City agencies and affiliates.
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Establish positive resident relations, and promote harmonious relations among
residents, housing personnel and representatives, and the neighboring
community.
Resolve resident complaints on a timely urgent basis and within the guidelines
of the Resident Grievance and Appeals procedure.
Maintain working relations with the police and fire departments, government
officials, and other community resources that are programmed and designed to
assist residents.
Oversight to keep building in good repair, and grounds areas and public areas
clean which present a good appearance/curb appeal.
Be responsible for the preventive maintenance and current maintenance of
buildings, electrical, plumbing, heating, air conditioning, irrigation, and
mechanical systems per requirements of the Managing Agent.
Instruct and educate residents on procedures and practices to follow concerning
utility conservation and the operations of appliances, safety equipment, fire
prevention, and preventive maintenance.
Keep informed on changes in local rental, tax and utility rates, and other
activities that would affect the tenancy of the project.
Collect and deposit all monies collected from tenants and other services within
24 hours or next business day, as directed by the Managing Agent.
Oversight of all residential leases, amendments, renewals for residents; and the
leasing and qualification process for applicants from acceptance of application
through move-in or cancellation.
Maintain the regulatory compliance and organization of the resident files with
the requirements specific to this property, and as prescribed by the Director of
Compliance.
Maintain building and ground safety and fire prevention programs. Develop an
emergency preparedness plan for residents and in conjunction with the fire
department educate the procedure for residents to follow in case of fire,
earthquake or other emergencies.
Maintain an inventory of supplies, tools, equipment, and all property owned by
the project.
Obtain labor and material costs, permits, and work completion estimates for
major repairs, renovation or replacement of equipment, and in compliance with
the management agreement parameters.
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Assist applicants regarding questions in preparing applications for residency
following the compliance regulations, as appropriate and adhering to all Fair
Housing guidelines.
Participate and successfully complete all training sessions as requested and
required by the Managing Agent. These include but are not limited to State of
California legal updates pertaining to Landlord Tenant Law, pertinent regulatory
compliance training, Fair Housing, sexual harassment training, and Active
Shooter training. Trainings are provided in a variety of offerings online, annually,
and at the monthly manager meetings.
Maintain Wait List in accordance with established regulations and rules.
Resident Services Coordinator: This is a recently added staff position upon approval
from the City of Carlsbad. The RSC is responsible for coordinating, advocating, and
obtaining services for residents to support them in achieving long-term housing stability,
independence, self-sufficiency, community integration and wellness in the community.
See Job Description.
Assistant Manager: The assistant manager supports the role and objectives for the
smooth operations of the business and leasing office as directed by the Property
Manager. They maintain accurate financial records, assist with leasing available
apartments, marketing, affordable housing compliance, and support positive resident
relationships and activities. They process invoices, resident rent payments, and maintain
proper order of accounting records. Job description attached.
Maintenance Technician: The maintenance technician will perform maintenance and
janitorial tasks as directed by the Property Manager, following the protocol for work
order processing and completion. See attached Job Description.
Porter: The porter ensures that all common areas are kept clean, including community
room, public restroom, office, laundry rooms, elevators, entry areas, parking areas,
interior courtyard, exterior patio, and walkways. This position also provides turnover
cleaning for apartments at the time of move out. See attached Job Description.
3. AFFIRMATIVE FAIR HOUSING MARKETING PLAN
a. Agent is responsible for marketing the property and will abide by all applicable fair
housing laws and an approved Affirmative Fair Housing Marketing Plan.
b. Advertising, as needed, in English, Spanish and other languages will be done as
appropriate within Fair Housing laws to sustain occupancy goals and within budget
guidelines. This may include online website presence advertisement, flyers distributed
to local and county area organizations associated with the senior market, internet
listings affiliated with rental and affordable housing, participation in property
management website, and signage/banners if necessary and allowed by code.
" #
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c. Community outreach will be ongoing and will include those groups least likely to know
about Tyler Court Senior Apartments, so that prospective residents within those groups
feel welcome to apply. Outreach also includes agencies and organizations serving the
special needs populations.
d. Upon direction from the City of Carlsbad for the RSAP program, WSH supports the
referrals presented and preference will be given as directed by Owner and regulations,
in renting to seniors who are homeless or displaced from housing by governmental
assisted housing developments, or by other governmental actions or natural disasters
by contacting the agency responsible for tenant displacement for such events.
Reasonable Accommodations will be offered upon request as they relate to disabilities.
e. All advertising, electronic or printed, will identify Tyler Court Senior Apartments with the
international symbol of handicapped accessibility and the Fair HousingEqual
Opportunity logos in addition to our DRE Broker's License for the property.
f. All resident requests for Reasonable Accommodations or Modifications will be managed
in accordance with the law. The Agent will follow established policies and procedures to
document all requests.
g. Agent will utilize any existing waitlist and will record updates and follow established
procedures in an excel spreadsheet format.
4. PROCEDURES FOR DETERMINING RESIDENT ELIGIBILITY AND FOR CERTIFYING AND
RECERTIFYING INCOME
All residents are selected in accordance with the approved management plan and an
approved resident selection criteria.
a. All interested age-qualified persons may obtain and submit an application for housing.
All personnel handling the selection of residents and the processing of applications are
required to be knowledgeable and reference the Online Policies and Procedures
manual, which encompasses the occupancy and continuing compliance requirements.
b. According to the Wait List, completed applications are processed in chronological order
of the date the fully completed application was received based on eligibility within the
parameters for income and rent and unit size. Additionally, applications will be logged
by date and time when received. An application fee of $25 per applicant will be charged,
and $15 application fee for a documented Live-In Care Attendant. The application fee is
a direct expense incurred for the processing of the credit and background screening.
c. The resident manager is thoroughly trained by the Agent pertaining to the program
requirements and California Landlord Tenant Law including, but not limited to: Fair
Housing, Harassment, Interviews, Resident Selection, Certification and Recertification
requirements, and the Lease, including all Addenda.
d. Each month the project will be audited by the Agent for compliance to make certain
that all requirements are adhered to. Additionally, every future resident file is audited
" #
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by the Director of Compliance prior to move in to ensure accuracy of income and asset
qualification.
5. LEASING AND OCCUPANCY POLICIES
a. All interested applicants are provided an application, copy of the Resident Selection
Criteria, and Notice of Rights under VAWA. A description of occupancy standards is
described in the Resident Selection Criteria. Refer to attached Application Package.
Applicants being referred through the RSAP City of Carlsbad are offered a Residents
election Criteria specifically tailored to the RSAP, and includes an offer of a Reasonable
Accommodation, if applicable.
b. Prospective residents will complete an application. This is designed to give the resident
manager basic required data about the resident with which the manager can determine
whether there are factors of age, income, family size, or others that would effectively
eliminate the applicant from further consideration. It also gives the resident manager a
chance to meet and talk with the prospect prior to beginning the Agency paperwork.
The Rental Application authorizes credit/criminal background report be obtained for
each applicant after it is determined that the applicant(s) qualifies with regard to the
Agency guidelines for income, in addition to prior landlord reports.
Income verification authorization forms will be signed by the prospective resident. It
will be explained at that time that their credit and background will be thoroughly
investigated. The resident manager will request that the prospective resident give any
information in advance of any unusual situation that the manager is likely to
encounter in performing the screening of prospective resident. In this way,
prospective residents have an opportunity to explain in advance, any unresolved
credit problems, unfavorable reports from former landlords, criminal background and
other factors, which might otherwise disqualify them. In the event an applicant
screening result is declined or deemed a conditional approval, an adverse action letter
is provided to the applicant which offers the opportunity for them to work with the
credit screening entity to resolve any issues.
As verification forms are completed, the resident's file is assembled. The resident
manager will evaluate each resident in light of the information in his or her file as well
as the objectives established for the project by the Owner. The resident manager and
Agent's Compliance Department will determine which residents are qualified to be
accepted for residency in the community.
c. After it is determined that the prospective resident meets all required criteria for
qualification, the resident manager will meet with the resident to select an apartment,
complete a 'Holding Deposit Agreement" and collect the established refundable
"Holding Deposit".
d. On the scheduled move-in day the future resident will schedule an appointment to
come to the office for orientation, to complete all move-in paperwork. All move-in
paperwork must be completed on the day the lease is signed or based on circumstances
" #
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maybe a day or two in advance. Keys are not given out until the lease start date and all
move-in monies have been paid and paperwork is completed.
e. New residents will receive an orientation to the building including a review of all
documents prior to signing, building rules, locations and availability of staff and services,
information on utility rate assistance programs, review of the physical layout of the
grounds and will have any questions answered. A copy of the Grievance Procedure (see
attached) is also provided and posted in the community room so they know who to call
if they have an issue/complain concern during their residency. The resident will be given
copies of any signed documents and keys will be issued.
f. f. At the time of orientation, residents will be introduced to the program philosophy,
values, and principles regarding respecting the safety of all residents and to display
respect for other residents in a community living environment.
g. At this time, forms written in languages other than English are not planned. Those who
are not bilingual have friends or family who translate and many of the residents are able
to act as translators when necessary. A translation service maybe coordinated if needed.
h. Resident files are maintained at the project site and available to Ownership for their
inspection at all times. These files include Application, Regulatory Qualification, and
Income Verification forms, all Move-in documentation.
6. RENT AND COLLECTION POLICIES AND PROCEDURES
a. All rents are due on the first day of the month. However, all residents are given until
close of business on the fifth of each month (or the next business day if the 5thfalls on a
non-business day to pay their rent in full prior to a late charge being assessed.) Three-
day notices are delivered on the 6th to residents who have not paid by the 5th. All rent
payments are to be delivered to the on-site office during normal office hours, which are
posted in the office or mailed to the office. Any resident who has not paid their rent
before the end of the fifth day of the month will receive a late assessment of charge.
Said late charge will be levied against the residents, however, eviction proceedings will
not be instituted against the resident for nonpayment of late charges. A 3- Day Notice to
Pay will be served upon all tenants who have not paid by the 6th day of the month. If a
resident regularly receives a check later in the month, documentation will be requested
for consideration of the modified rent due date to be adjusted accordingly so as not to
impose a hardship on that resident.
b. b. The resident manager is responsible for the collection of all rents and the issuance of
all rent receipts upon request. Cash payment will not be accepted. All payments are
made by check, cashier's check or money order. The payee field must be completed,
never left blank when presented to the office.
c. Rent payments, as they are received, are entered into the Yardi accounting system,
using Check Scan and the on-site office computer. Upon request the rent receipt that
the resident receives will include the name of the project; the amount of money
receipted for and is signed by the authorized person receiving the funds. We encourage
all residents to keep their receipts for their own protection. All funds received are
" #
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deposited within 24 hours of receipt in the operating account. The Agent maintains an
operating account as well as a separate security deposit account.
d. The required security deposit will be based on the results of the applicant screening
report. A conditionally approved credit report will result in a higher security deposit. All
applicants will also have the option of using a surety bond for their security deposit
through Sure Deposit which allows for a reduced security deposit if resident chooses the
Sure Deposit option. Additional deposits will be required for pets and remote-control
devices, if applicable. In compliance with Landlord Tenant Law, no additional deposit is
accepted for Service Animals. Upon termination of the lease, deposit will be refunded to
the former resident within 21 days, except as maybe legally used by the Owner toward
reimbursement of the cost of repairing any damage to the property (normal wear and
tear excepted) caused by the resident or his family or guests, and any rent or other
charges owed. The Owner shall provide the resident within 21 days an itemized
statement of any security deposit retention and any charges in excess of $125 will
include copies of invoices. Charges against the deposit in excess of the total deposit will
be turned over to a collection agency or Sure Deposit if the resident participated in that
program.
7. PROCEDURE FOR RESIDENT COMPLAINT RESOLUTION
a. When a resident complaint arises the first point of contact should be the Resident
Manager. The resident manager will respond to a complaint within 24 hours of receipt
of the complaint during business hours and will investigate the complaint. The Resident
Manager will communicate to the complainant the proposed resolution of the
complaint. If the complainant is not satisfied with the resolution from the Resident
Manager, the complaint will be reviewed by the Vice President of WSH for resolution
and if necessary an in-person meeting will be arranged to discuss with all parties
involved in the complaint to get consensus on a resolution. If resolution is still not
successful, the complaint will be reviewed by the President of WSH. If the issue is still
unresolved, mediation will be attempted with an impartial entity.
8. BUDGET PROCEDURES AND REQUESTING AND IMPLEMENTING A RENTAL INCREASE
a. Budgets will be developed at the site level by the Property Manager for presentation to
the President/CEO for review, modification if necessary, and then presented within the
City budget deadline requirements. Rent increases shall be anticipated and
implemented upon direction by the Owner and recommendation from Managing Agent.
The Project's senior management representative, in consultation with the property
manager, shall prepare the Annual Fiscal Operating Budget for the approval of the
Owner. All rent increases will be implemented in conformance with the requirements of
the property regulations, and in conformance with State and Federal low-income bond
housing programs. Rent increases for units occupied by holders of Housing Choice
Vouchers shall be coordinated with the local Housing Authority. Voucher rent increase
requests on-site will be processed 60-90 days prior to the end of the resident's move-in
anniversary. It is anticipated that rent increase would not be more than once a year.
Once it has been determined by an Owner that a rental increase is necessary, the
Managing Agent will adhere to any and all program requirements and with California
State Law.
" #
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b. Upon Owner approval, the Agent will be responsible for all processing of rental
increases and timely subsequent lease addendum to update changes.
9. PLANS FOR AN EFFECTIVE MAINTENANCE AND REPAIR PROGRAM
a. Preventative maintenance is an important part of our maintenance program. All
appliances, water heaters, AC/heaters, weather-stripping, windows, fans, and smoke
detectors are inspected on a regular basis. Each apartment unit is inspected semi-
annually to ascertain the condition of all items and ensure timely repairs as necessary.
This is a part of the normal preventative maintenance program; in addition, all
appliances and mechanical equipment will be inspected prior to initial occupancy and
prior to each resident occupying the unit thereafter.
b. Copies of the "as-built" plans will be referenced if provided by the Owner and
maintained on-site. In the case of any future authorized work, it will be the
responsibility of the contractor or subcontractor to provide the Owners and Agent with
“as-built" updated plans and specifications upon the completion of their work. Required
permits will be obtained.
c. General Maintenance Procedures:
(1) Should a warranty item or plumbing/electrical problem be involved, a local
professional or the building contractor will be contacted. Any regularly scheduled
major improvements will be coordinated with the Managing Agent and Owner for
approval prior to commencement of work and required permits obtained. All
vendors who perform onsite work are required to be authorized through
Compliance Depot to ensure proper insurance coverage and 19 are current and
sufficient.
(2) City, State, and Federal regulations will be complied with as to the installation and
maintenance of fire alarm systems, sprinkler systems, smoke detectors, and fire
extinguishers. A certified vendor will conduct annual fire alarm system inspections
and quarterly fire sprinkler inspections. Smoke detectors are checked at least twice
a year during maintenance inspections. The Maintenance Technician also inspects
smoke detectors of vacant units. Fire extinguishers are checked during monthly
safety inspections to ensure service dates are current and have not lapsed. Outside
lighting will be provided as required for proper security on the project. Outside
lighting is checked on a regular basis to ensure proper light coverage and bulbs are
operational.
(3) When a resident gives notice to vacate the unit, the resident manager is required to
provide a Pre Move Out Inspection offer to inspect the apartment to give the
resident on Notice the opportunity to resolve any damage and/or housekeeping
deficiencies in advance of move out. Immediately following a move-out inspection
will be performed for the apartment turnover including the appliances of that unit
to ascertain whether or not there has been any damage or any maintenance is
required. Any necessary work is entered into a work order, which then is performed
" #
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by the maintenance staff. All work must be completed prior to re-renting the unit
and meet the standards of the property manager.
(4) Each unit is inspected semi-annually to ensure safe and sanitary living conditions
and to determine the need for any unreported necessary maintenance work. At
five-year intervals, each apartment unit may become eligible for repainting for an
existing resident. If the unit is in need of repainting, it is then put on the paint
schedule and completed by staff or vendor. Repainting of a unit will include doors
and trim. Window coverings are inspected each time a unit is vacated. If the window
blinds are worn, they are replaced at that time. For long-term residents, the window
blinds are inspected at the time of semi-annual inspection. After five years, the unit
would become eligible for new window blinds.
The exterior of the project is monitored regularly to determine the need for
repainting. The repainting of exterior trim, fences, and doors will begin as needed
after approximately three years. We do not anticipate the need to repaint stucco for
several years; however, this will be requested for owner approval and performed as
necessary. Any painting done to the exterior of the building will be done by a State
of California licensed contractor.
(5) All major repairs that are beyond the capabilities of our own maintenance staff will
be handled on a contract basis, notwithstanding emergencies. We will solicit bids
from three qualified subcontractors on all major repairs and replacements, if
possible, to be assured the best possible quality and price. In case of emergency, the
resident manager along with the Vice President will use good judgment on how to
best handle the situation. In any emergency situation, the resident manager will
contact the Managing Agent and the City of Carlsbad as soon as possible with a full
report of the situation and resulting action.
Professional landscapers will carry out the upkeep and maintenance of the grounds.
Outside contract labor or contractors may be used for exterior painting, parking lot
sweeping, major landscape renovation, exterminating, major air conditioning and
plumbing, and elevator services.
(6) Garbage and trash removal is handled by a contractor.
(7) The on-site staff will also be responsible for the cleanliness of the common areas of
the community. On a daily basis, staff will walk the grounds and common areas to
check for cleanliness and tidiness. Although the Porter and Maintenance staff are
specific positions to ensure cleanliness and maintenance, however, it is the job of all
staff to address litter and debris and to identify anything that may be a safety
hazard.
(8) Maintenance calls will be handled by work order only. Residents are not to do their
own repairs. Any resident with a maintenance issue will contact the office detailing
the problem or assistance requested. After office hours calls will be handled by the
answering service who will dispatch the Service Technician if it is determined to be a
maintenance emergency, e.g. fire, flood, toilet plumbing, or lockout. The resident
will be required to authorize management to enter the apartment to make the
" #
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necessary repairs. Damages specifically caused by and attributable to the resident
will be billed to the resident. When parts must be ordered before a repair can be
made, the resident will be advised and given an approximate date when the repair
will be made. Emergency problems will receive immediate attention. Non-
emergency problems will receive 24-hour service. Work orders are tracked using
Yardi (property management computer software program). Two copies of each work
order are printed with one left in the resident's apartment and one kept on file by
apartment number once the work is completed.
(9) Safety is the most critical focus of ALL members of our staff. A daily property walk is
performed by staff for alerts for items that may present a hazard or safety concern.
A monthly Safety Inspection Checklist is performed regarding all aspects of the
physical condition of the property and its components.
(10) Apartment inspections of every unit are performed on a semi-annual basis. This
helps with preventive maintenance and allows an opportunity to discover deferred
maintenance with plumbing, electrical, smoke detectors, etc., in addition to
potential health, sanitary and safety concerns related to housekeeping or the overall
condition of the apartment.
d. All equipment and supplies are purchased only after shopping for the best price. Three
bids will be required, if possible, for any unbudgeted major equipment purchase.
Neither the Owner nor the Agent has any identity of interest with any supplier of
products or services on the project.
Our properties do not have a purchase order system, however, Yardi software system
keeps record of all maintenance. The resident manager and/or the maintenance
technician order all goods and services through the approved vendors. The resident
manager is to ensure goods were received, services were accomplished and acceptable
and verifies invoices. Either the Resident Manager or Assistant Manager enter all
invoices through the Yardi PayScan function and provided the First Approval, and then
payments are Second Approval by the Vice President, after which FINAL Approval is
completed and processed through the corporate office accounting department.
10. PLANS AND PROCEDURES FOR PROVIDING SUPPLEMENTAL SERVICES
a. Laundry machines are provided by vendors. The laundry vendor owns all vending
services and equipment. Cash collected is paid in the form of a check to the appropriate
property and is deposited into the general operating account.
b. All equipment will be owned by the laundry vendor.
c. Laundry vendor forwards a monthly check to be deposited into the operating account of
the project. No cash is accepted.
d. Laundry vendor will be responsible for all maintenance, servicing, and stocking any
machines.
" #
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e. Laundry contracts are normally renewed every five (5) years at which time the terms
and conditions are renegotiated. A new contract is written and signed by both parties.
This is the Managing Agent standard contract. Vending machine contracts are
negotiated in the same fashion as laundry contracts, but as of this date do not apply to
Tyler Court.
11. PLANS FOR MAINTAINING ADEQUATE ACCOUNTING RECORDS
a. All project records will be developed by the Agent and maintained in accordance with
Agency regulations and policies governing fiscal operations, accounting and financial
reports for multifamily housing projects, and will comply with generally accepted
accounting procedures. Required Yardi financial reports will be prepared and submitted
from the Managing Agent to the Owner using a modified cash reporting system.
The Agent will be responsible for the preparation of and submission of the monthly cash
flow report. In addition, the Agent will be responsible for the preparation and
submission of the Annual Operating Statement. The Owner will contract for the annual
audit. The Agent will cooperate with and make all records available to the CPA for the
preparation of the audit.
b. Project funds will never be co-mingled. The accounting records will be set up and
maintained by the Agent in the Agent's office. The records will be kept on a modified
accrual basis and will comply with generally accepted accounting practices. The
accounting department will be responsible for the preparation and submission of the
quarterly and annual reports to the lender, if necessary.
c. An independent CPA not associated with the project will provide the annual audit or
review upon direction of the Owner.
d. Individual folders will be kept on the project site for all residents and will contain
completed applications, verification of income and certification, lease agreement,
security deposit, rent receipts, and correspondence. All files for residents who have
vacated an apartment will be kept a minimum of seven (7) years and in accordance with
the regulatory agreement. The original first-year files will be kept stored as directed.
Scanned copies of all tenant certifications are also maintained at the agent's office.
e. Resident records will be retained at the resident manager's office and will be available
during normal business hours for review. Accounting records will be maintained at the
Agent's office and will be available during normal working hours for review. All records
are maintained for a minimum of seven years.
12. ENERGY CONSERVATION MEASURES
a. Each resident will be in direct control over his or her consumption of gas and electricity.
The manager will carry out orientation programs to educate the residents in regard to
the conservation procedures. Each resident will be advised on how to best maintain
their equipment to the best of their ability and to call the office for assistance for those
who are unable to maintain the equipment. Items such as filter changes, thermostat
settings, and water temperature control will be an integral part of the program.
" #
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b. There are no conservation practices that the management has complete control over,
however, management will be involved in conservation at all levels. Particular attention
will be paid to the conservation of energy in all common areas of the project.
c. The management will provide filters as necessary to keep the HVAC clean and efficient
as well as make service calls on all HVAC that are not operating properly. At the time of
the maintenance visit, the maintenance staff is instructed to educate the residents with
regard to the conservation of utilities. Additionally, with each visit to a unit, the
maintenance staff is instructed to inspect the plumbing connections under the sinks for
malfunctions. The manager will make available free pamphlets distributed through the
utility companies with household hints on conservation when available.
13. RESIDENT COUNCIL
a. Residents may form a council, if desired, to plan community events, get togethers,
parties and potluck dinners. Managing Agent will attend council meetings, if asked, and
will respond to all resident issues arising at such meetings.
b. The resident manager will be well trained and knowledgeable in the area of resident
grievance procedures.
14. PLANS FOR MANAGEMENT TRAINING PROGRAMS
a. WSH maintains our own training program. Supervisors will thoroughly train new hires in
the areas of company policies and procedures, regulatory or other program compliance,
and supervisors handbook. All new managers are required to attend and successfully
complete Agent-sponsored training courses.
b. When a new manager is hired at any property, the manager trainee is put through our
training program, which includes all aspects of the particular program under which he or
she will be working as well as our management and safety programs. In addition, we
conduct periodic safety programs.
15. TERMINATION OF LEASE AND EVICTIONS
a. The lease agreement outlines all provisions and procedures for the Managing Agent to
evict a resident. All legal efforts will be made to resolve issues that are in direct violation
of the Rental Agreement so that it does not result in eviction. If a resident violates their
Rental Agreement the 1st step is a private meeting in the office to discuss the issue. This
is followed up with confirmation of the meeting for the benefit of the resident. If the
violation issue continues, a 2nd and final meeting will take place, and a written Notice of
Violation will be given to the resident. If the violating resident continues the action of
violating the rental agreement legal notice to Cure or Quit the violation. If the violating
resident is part of a Reasonable Accommodation, any related case manager will be
sought to participate in the resolution prior to legal action through attorneys. Managing
Agent may not terminate the tenancy or refuse to renew the Lease or Rental Agreement
of a Low-Income Tenant except for good cause, including a serious or repeated violation
of the material terms and conditions of the Lease, or a violation of applicable Federal,
" #
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State, or local law. To terminate the tenancy or refuse to renew the Lease, Managing
Agent must provide written notice to the tenant of the grounds with sufficient
specificity to enable the tenant to prepare a defense. The notice must be served at least
three days before the termination of tenancy and must comply with all requirements of
California law and other applicable programs. Tenant has the right to enforce this
requirement in state court, including presenting a defense to any eviction action
brought by Managing Agent.
b. Within the Managing Agent's organization, the supervisors are responsible for
determining and overseeing evictions.
16. SECURITY
a. Strict key control and use of an electronic remote system are being utilized. Residents
will not be allowed to make duplicates of front door keys for visitors. Keys will be issued
only by the management staff.
b. Based on increasing trespassing, vandalism and other threatening activity, WSH sought
and received City of Carlsbad approval for installation of Surveillance Camera System
with Voice to Property Speakers which is remotely monitored and capable of
dispatching authorities. This was installed in July 2019 and has proven an effective
deterrent as well as acclaim from Tyler Court residents.
c. Management keeps alert to the presence of unknown people on or around the
apartment community and will call the local police if the situation warrants. Tyler Court
is registered as a NO TRESPASSING property. Security will also be provided by ensuring
that the on-site staff has a readily available list of agencies such as police, fire
department, and paramedics, along with their telephone numbers.
17. MANAGEMENT AGREEMENT
a. A copy of the current Tyler Court Management Agreement is attached as a subpart of
the Management Plan.
18. ON-SITE MANAGEMENT
a. Job Descriptions are attached.
b. Office hours are Monday through Friday from 9 a.m. to 5 p.m., in addition to a 24/7
emergency on-call response. Current hours are posted on each office door.
" #
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