HomeMy WebLinkAbout2019-12-17; City Council; Resolution 2019-260RESOLUTION NO. 2019-260
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A PROFESSIONAL SERVICES AGREEMENT FOR
PROPERTY MANAGEMENT SERVICES WITH WESTERN SENIOR HOUSING
MANAGEMENT FOR 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 purpose of providing permanent affordable housing for
very low-income senior citizens in Carlsbad; and
WHEREAS, the City of Carlsbad seeks to enter into a professional services agreement with
Western Senior Housing Management 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. That the City Council hereby authorizes the Mayor to execute a professional services
agreement (Attachment A) for property management services with Western Senior
Housing Management for the Tyler Court Senior Apartments for an initial term period
of two years.
3. The City Council hereby authorizes the City Manager to extend said professional services
agreement for three additional, one year periods or parts thereof. Extensions will be
based upon a satisfactory review of Contractor's performance, city's needs, and
appropriation of funds by the City Council.
Dec. 17, 2019 Item #7 Page 4 of 85
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on
the 17th day of December 2019, by the following vote, to wit:
AYES: Hall, Blackburn, Bhat-Patel, Schumacher.
NAYS: None.
ABSENT: None.
~/.l«f,cr Gema
{cl' BARBARA ENGLESON, City Clerk 1
(SEAL)
Otpvfl . '---"
CltJ
CJ tr✓
Dec. 17, 2019 Item #7 Page 5 of 85
AGREEMENT FOR TYLER COURT SENIOR APARTMENTS
PROPERTY MANAGEMENT SERVICES
WSH MANAGEMENT, INC.
Attachment A
THIS AGREEMENT is made and entered into as of the / q fh day of
DetP.m be ( , 2019, by and between the CITY OF CARLSBAD, a municipal
corporation, ("City"}, and WSH MANAGEMENT, INC. a California corporation ("Contractor").
RECITALS
A. City requires exclusive management agent services for the management and day-
to-day operation of the Tyler Court Senior Apartments located at 3363 Tyler Street, Carlsbad, CA
92008.
B. Contractor has the necessary experience in providing professional services and
advice related to affordable senior housing property management.
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 herein, City and Contractor agree as follows:
1. SCOPE OF WORK
City retains Contractor to perform, and Contractor agrees to render, those services (the
"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 two (2) years from the date first above
written. The City Manager may amend the Agreement to extend it for three (3) additional one (1)
year periods or parts thereof. 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 sole compensation which the Contractor shall be entitled to receive for all services performed
under this Agreement shall be a fee computed and payable monthly on the first day of each month.
The Contractor's monthly fee shall be the sum of fifty five dollars ($55) per unit.
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 control of City only as to the result to be accomplished, but will consult with City as
REV. 12/10/2019
Dec. 17, 2019 Item #7 Page 6 of 85
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 the 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 the 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
The City reserves the right to employ other Contractors in connection with the Services.
9. INDEMNIFICATION
Contractor agrees to indemnify and hold harmless the City and its officers, 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 herein caused by any negligence,
recklessness, or willful misconduct of the Contractor, any subcontractor, anyone directly or
indirectly employed by any of them or anyone for whose acts any of them may be liable.
The parties expressly agree that any payment, attorney's fee, costs or expense City incurs or
makes to or on behalf of an injured employee under the City's self-administered workers'
compensation 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.
City Attorney Approved Version 6/12/18
2
Dec. 17, 2019 Item #7 Page 7 of 85
10.1 Coverage and Limits.
Contractor will maintain the types of coverage and minimum limits indicated below, unless the
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 the City as an additional insured.
10.1.1 Commercial General Liability (CGL) Insurance. Insurance written on an
"occurrence" basis, including personal & 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:
10.2.1 The City will be named as an additional insured on Commercial General Liability
which shall provide primary coverage to the City.
10.2.2 Contractor will obtain occurrence coverage, excluding Professional Liability, which
will be written as claims-made coverage.
10.2.3 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.
City Attorney Approved Version 6/12/18
3
Dec. 17, 2019 Item #7 Page 8 of 85
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 three
(3) 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.
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.
For City
Name Laureen Ryan
Title Senior Management Analyst
Department CED ----------
City of Carlsbad
Address 1635 Faraday Avenue
Carlsbad, CA 92008
Phone No. 760-602-4615
For Contractor
Name Jennifer Jones
Title Vice President
18881 Von Karman Avenue, Suite
Address 720 --------------
1 rv in e, CA 92612
Phone No. 949-748-8200
Email
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. The Contractor shall report
investments or interests in all categories.
Yes ■ NoD
City Attorney Approved Version 6/12/18
4 Dec. 17, 2019 Item #7 Page 9 of 85
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.
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. DISCRIMINATION AND HARASSMENT PROHIBITED
Contractor will comply with all applicable local, state and federal laws and regulations prohibiting
discrimination and harassment.
19. 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.
20. TERMINATION
In the event of the 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.
Either party upon tendering thirty (30) days written notice to the other party may terminate this
Agreement. In this event 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.
21. 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
City Attorney Approved Version 6/12/18
5
Dec. 17, 2019 Item #7 Page 10 of 85
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.
22. 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 attorney's 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.
23. JURISDICTION AND VENUE
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.
24. 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.
25. 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.
26. AUTHORITY
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.
City Attorney Approved Version 6/12/18
6 Dec. 17, 2019 Item #7 Page 11 of 85
WSH MANAGEMENT, INC. a California
corporation
CITY OF CARLSBAD, a municipal
corporation of the State of California
By~~L ::~
. / Mayor
Juuu<~Jf¼e.,7, \h~.f1,,,~~,d6t
(print name/title)
By:
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
Chairman,
President, or
Vice-President
Group B
Secretary,
Assistant Secretary,
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:
CELIA A. BREWER, City Attorney
BY:0LM.Ji1~
oil\ii&iataot City Attorney
City Attorney Approved Version 6/12/18
7
Dec. 17, 2019 Item #7 Page 12 of 85
CALIFORNIA NOTARY ACKNOWLEDGMENT
For An Individual Acting In His/Her Own Right:
A notary public or other officer completing this
certificate verifies only the identity of the individual who
signed the document to which this certificate is attached,
and not the truthfulness, accuracy, or validity of that
document.
State of California )
) ss.
County ofO'v,Y,-)
On \U\\ / 2,o\C\ before me,~ o+\Q A t"J.v.o.n')' ~ ~ ndo V (:A \
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is
true and correct.
WITNESS my hand and official seal
Print Name
My commission expires: O 1 / (}..J / I'}_ 0;) ~
HEL6850CA (1/15)
Dec. 17, 2019 Item #7 Page 13 of 85
CALIFORNIA NOTARY ACKNOWLEDGMENT
For An Individual Acting In His/Her Own Right:
A notary public or other officer completing this
certificate verifies only the identity of the individual who
signed the document to which this certificate is attached,
and not the tmthfulness, accuracy, or validity of that
document.
State of California )
) ss.
County of Oy~ )
On~~ l ~ 'Z.(rL '\ before me, 7~ lip Se9or
Tu\llvt.l (ex j D\1\.6
Notary Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is
true and correct.
WITNESS my hand and official seal
2¾P51s -
[NOTARIAL SEAL] ?~ \; f Se~a.Y
Print Na
My commission expires: ~-\L\-?O'Z.3
HEL6850CA (1/15)
Dec. 17, 2019 Item #7 Page 14 of 85
EXHIBIT "A"
SCOPE OF SERVICES
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
City Attorney Approved Version 6/12/18
8
Dec. 17, 2019 Item #7 Page 15 of 85
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.
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
City Attorney Approved Version 6/12/18
9 Dec. 17, 2019 Item #7 Page 16 of 85
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.
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.
City Attorney Approved Version 6/12/18
10 Dec. 17, 2019 Item #7 Page 17 of 85
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.
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 Housing Equal 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.
City Attorney Approved Version 6/12/18
11
Dec. 17, 2019 Item #7 Page 18 of 85
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 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
Resident Selection 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
City Attorney Approved Version 6/12/18
12
Dec. 17, 2019 Item #7 Page 19 of 85
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 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/complainUconcern during their residency. The resident will be given
copies of any signed documents and keys will be issued.
f. At the time of orientation, residents will be introduced to the program
philosophy, values, and principles regarding respecting the safety of all
City Attorney Approved Version 6/12/18
13
Dec. 17, 2019 Item #7 Page 20 of 85
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 may be 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 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 5th falls 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 charge assessment. Said late
charge will be levied against the resident, 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. 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 CheckScan 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 deposited within 24 hours of receipt in
City Attorney Approved Version 6/12/18
14
Dec. 17, 2019 Item #7 Page 21 of 85
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 may be 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 SureDeposit if the resident participated
in that program.
7. Procedure for Resident Complaint Resolution
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 Vice President 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
City Attorney Approved Version 6/12/18
15
Dec. 17, 2019 Item #7 Page 22 of 85
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.
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
City Attorney Approved Version 6/12/18
16 Dec. 17, 2019 Item #7 Page 23 of 85
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 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
City Attorney Approved Version 6/12/18
17
Dec. 17, 2019 Item #7 Page 24 of 85
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 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
City Attorney Approved Version 6/12/18
18
Dec. 17, 2019 Item #7 Page 25 of 85
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.
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.
City Attorney Approved Version 6/12/18
19
Dec. 17, 2019 Item #7 Page 26 of 85
c. 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.
d. An independent CPA not associated with the project will provide the annual audit
or review upon direction of the Owner.
e. 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.
f. 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.
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
City Attorney Approved Version 6/12/18
20
Dec. 17, 2019 Item #7 Page 27 of 85
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 a 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, 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
City Attorney Approved Version 6/12/18
21
Dec. 17, 2019 Item #7 Page 28 of 85
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 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.
City Attorney Approved Version 6/12/18
22
Dec. 17, 2019 Item #7 Page 29 of 85