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Executive Summary Barnum Painters will provide top-quality interior and exterior residential and commercial painting services. The principal officers of Barnum Painters believe that most companies in this industry suffer two major problems. These are poor scheduling of job projects and poor retention of quality employees. Both lead to lower customer satisfaction, lack of repeat business and a low word-of-mouth referral rate. Barnum Painters believes that by implementing this contractor business plan, it can improve upon and exploit these weaknesses to gain local market share.
The objectives for Barnum Painters over the next three years are:. To achieve sales revenues of approximately $620,000 by year three.
To achieve a customer mix of 30% commercial/60% residential building contracts per year. To expand operations to include all the Greater Seattle area including Kirkland, Renton and the Kitsap Peninsula.
The company will seek to provide its painting services in the most timely manner and with an ongoing comprehensive quality-control program to provide 100% customer satisfaction. The company's principal officers see each contract as an agreement not between a business and its customers, but between partners that wish to create a close and mutually-beneficial long-term relationship. This will help to provide greater long-term profits through referrals and repeat business. Barnum Painters will institute the following key procedures to reach its goals:. Create a position of inventory coordinator, and have at least one expediter assigned to each project. Have a dedicated project manager for each project who can handle quality-control issues. Institute a program of profit sharing among all employees.
Barnum Painters is a start-up limited liability company consisting of three principal officers with combined industry experience of 40 years. Barnum Painters will be a partnership between Mr. William Barnum, Mr. Anthony Barnum and Mr. Michael Kruger.
The principals will be investing significant amounts of their own capital into the company and will also be seeking a loan of $7,000 to cover start-up costs and future growth. Finally, the company has procured a $10,000 line of credit (not shown on financial statements) that will be used if necessary to cover unforeseen expenses or opportunities. Barnum Painters will be located in a rented suite in the Rucker Industrial Park on 710 Snoquamie Route, Suite 250 in Edmonds, WA. The facilities will include a reception area, offices for the principals, storage area for inventory, and employee lounge. Barnum Painters offers a wide variety of services primarily focused on interior and exterior residential and commercial painting. The firm also provides such services as drywall plastering, acoustical ceilings, pressure washing, and others. The idea is to provide clients with a broad range of related services that will minimize their need to employ a variety of contractors.
Barnum Painters will engage in a low-cost leadership strategy while maintaining a suitable level of quality. Initially the company will focus on residential and commercial customers in the Everett, Washington area. However, by the end of the three-year projections, the company expects to be serving the entire Puget Sound area. The company has rigorously examined its financial projections and concluded that they are both conservative in profits and generous in expenditures. This was done deliberately to provide for unforeseeable events. The company's principals believe that cash flow projections are realistic. Need actual charts?
We recommend using LivePlan as the easiest way to create graphs for your own business plan. Keys to Success The principal officers of Barnum Painters have had many years of experience in the contracting business. They believe that most companies in this industry, which includes painting contractors, suffer from two major problems that Barnum Painters can improve upon and exploit. The first problem comes from scheduling of jobs.
Many painting contractors find it difficult to maintain established schedules with their customers that lead to a decrease in customer satisfaction and retention. This is caused by poor management, less than reliable employees, and delays in inventory procurement and distribution. The second problem is in retaining reliable and motivated personnel. Many painting companies rely on temporary or transient employees that lead to high turnover rates and decreased service quality. Barnum Painters will institute the following key procedures:.
Creation of a position of inventory coordinator and have at least one expediter assigned to each project. Have a dedicated project manager for each project who can handle quality control issues. Institute a program of profit sharing among all employees. Mission The mission of Barnum Painters is to provide top-quality interior and exterior residential and commercial painting services.
The company will seek to provide these services in the most timely manner and with an ongoing comprehensive quality control program to provide 100% customer satisfaction. The company's principal officers see each contract as an agreement not between a business and its customers, but between partners that wish to create a close and mutually beneficial long-term relationship.
This will help to provide greater long-term profits through referrals and repeat business. Objectives The objectives for Barnum Painters over the next three years is to:. Achieve sales revenues of approximately $450,000 by year three. Achieve a customer mix of 30% commercial/60% residential building contracts per year.
Expand operations to include all the Greater Seattle area including Kirkland, Renton and the Kitsap Peninsula.
(3.09 MB) PDF files can be viewed with the INTRODUCTION Bridge paint inspection is far from 'glory' work. It is often the least desirable aspect of the activities on a given project. It is dirty work. Not only is there an exposure to paint fumes and lead dust, but there are also various EPA and OSHA regulations that must be followed. Frequently, the person assigned the duties of bridge paint inspection is that with the least amount of experience or formal training on the task; and yet, he or she is expected to learn the complexities of the task while on the job.
This manual is a self-contained document that provides the core information necessary to guide and instruct inspectors in the performance requirements of the job. Cleaning and painting a bridge has become an expensive operation. There is growing emphasis on environmental, safety, and health related issues. Consequently, it is more important now than ever to obtain the longest possible life from our bridge coatings. Like all high quality products, bridge coatings require adequate specifications, high quality materials, proper usage and maintenance of equipment, and last, but not least, effective inspection. An inspector may often ask himself, 'Why am I inspecting this operation?
How important is this really?' In the case of bridge coatings, the importance of inspections and the role of a motivated inspector cannot be overstated. It has been estimated that 75% to 80% of all premature coating failures are caused, partially or completely, by deficient surface preparation and/or coating application. This makes it abundantly clear that you, the inspector, are a vital part of the bridge painting process. We all like to be associated with quality work and a quality product.
By following the guidelines provided in this manual and diligently carrying out your duties, you can help assure that the painting project that you inspect will perform throughout its service life. THE MANUAL This manual is a model to be followed by bridge paint inspectors on how to perform inspection duties properly. To the maximum extent possible, we have followed the Federal Highway Administration's (FHWA) model specifications. However, we recognize that these requirements may vary individually according to different State or local Departments of Transportation.
Given that most of today's bridge-paint work is being done on existing steel, this manual is geared toward people working in the field on existing steel. Some of the principles we discuss may also apply to shop-painted steel; however, shop painting may require additional considerations that are beyond the scope of this manual. This manual was developed using several sources. These sources include the manual from the NHI Training Course for Bridge Paint Inspectors, ASTM D 3276-86-Standard Guide for Painting Inspectors, process review guidelines from the FHWA New York Division, the Construction Inspector's Checklist for Cleaning and Painting Steel Structures from the Illinois DOT, and the experience of the members of the FHWA Bridge Coating Technology Outreach Team.
The manual is broken down into three primary sections. The first section covers the pre-painting operations requirements. The second covers the inspection of the painting operations. The third section consists of two appendices. Appendix A contains inspection checklists that correspond with individual inspection tasks. These checklists are intended to serve as a reminder of the major items to be checked at each stage of the operation. This electronic version contains printable checklists that are listed at the end of this document.
You may need to refer back to the text of the Manual for additional information. Appendix B contains pictures and descriptions of the equipment typically used by the inspector. This manual is written so that the novice inspector can follow the instructions, step by step, and perform the required duties in a competent manner. The manual should also benefit the experienced inspector who will now have a systematic method for assuring that nothing is inadvertently overlooked. We encourage the inspector to share this manual with the contractor prior to the beginning of the painting process. We feel that the more involved all parties are in the process, the less chance there will be for any conflicts or disagreements to arise and that a better product will result. By showing the contractor what exactly it is that you will be looking at and the reason for doing so, he will understand what is required of him and how you intend to verify his compliance with the Specifications.
We, the FHWA Bridge Coating Technology Outreach Team, hope this manual is useful to you. If you have any comments regarding this document, please provide them to your FHWA Division Office and ask that they forward the information to us. Your feedback on this material and other paint-related issues is important to us. FHWA Bridge Coating Technology Outreach Team The individuals listed below comprise the FHWA Bridge Coating Technology Outreach Team. This Team was formed to promote new paint technologies and innovations along with proper practice of current techniques.
They have assembled this manual for your use. This manual is one of a series of modules dealing with the process of bridge painting. For more information please have your FHWA Division Office contact any of the team members listed below. Bob Kogler Research Materials Engineer Turner-Fairbanks Highway Research Center McLean, VA 202-493-3080 Mike Praul Construction & Materials Engineer Maine Division Augusta, ME (207) 622-8350 Ext. 11 Shuang-Ling Chong Research Chemist Turner-Fairbanks Highway Research Center McLean, VA 202-493-3081 Carl Highsmith Structural Engineer Region 3 Baltimore, MD (410) 962-0077 Ext. 3066 Joe Huerta Group Leader Construction and Maintenance Group Washington, D.C.
(202) 366-1556 Larry O'Donnell Division Bridge Engineer Massachussetts Division Boston, MA (617) 494-2518 Ron Andresen Pavement Engineer Central Federal Lands Highway Division Lakewood, CO (303) 236-4394 Mark Clabaugh Structural Engineer Eastern Federal Lands Highway Division Sterling, VA (703) 285-0228 Dan Brydl Division Bridge Engineer Illinois Division Springfield, IL (217) 492-4632 Dave Calabrese Assistant Bridge Engineer Michigan Division Lansing, MI (517) 377-1880 Ext. 48 SECTION 1 Inspector Preparation 1.
General - As with any assignment, the first step is to become familiar with the overall project and learn how the painting fits into the scope of the entire project. To do so, review the plans, specifications, and any special provisions for the project. Become familiar with the project site. Note areas that may be difficult for equipment access, sensitive areas such as homes, schools, playgrounds, and other areas of public activity. Painting operations generate dust, solvent fumes, and noise. Every effort should be made to minimize the impact of these operations on the surrounding community.
This can best be accomplished through a cooperative effort between the contractor and the community itself. Review the contractor's schedule. Look for times when weather conditions may complicate the proposed work. Bring any concerns or questions you have to the attention of the Project Engineer. Some issues may need to be referred to the project designer or to an outside party.
Existing Structure - Inspect as much of the existing paint system as you can. Some things to look for include the coating type, thickness, adhesion, localized rust, and presence of mill scale on the surface of the steel (the bluish oxide that results from the hot-rolling process). Coating type, thickness, and adhesion can provide you some insight into the effort required to remove the existing paint and can also help you forecast or justify various rates of paint application progress throughout the structure.
Pay particular attention to areas of localized rust because these are the areas that have shown to be prone to premature coating failure. Extra effort should be made to ensure that both the proper degree of surface preparation and the proper coating thickness are achieved in these areas. The presence of mill scale under the existing paint indicates a potential need for additional surface preparation.
If mill scale is observed and abrasive blasting is not specified, the project Engineer should be notified since abrasive blasting may be required. Equipment - Inventory, inspect, and calibrate your equipment.
Equipment is discussed in Appendix B of this manual, but now is the time to make sure you have what you need and that it is in good working order. Backup equipment and batteries should be readily available.
Report any concerns or needs to the Project Engineer. Conference Preparation - Your Specification may or may not mandate a pre-painting conference. If so, schedule one with the contractor. If not, inform the contractor you would like to have a pre-painting conference.
In either case, use the next chapter to guide your discussion with the contractor. Pre-Painting Conference There are several reasons for having a pre-painting conference with the contractor. It provides an opportunity for discussions on safety measures, adherence to contractual details, and, perhaps most importantly, on your expectations from him and the manner in which you will be inspecting and measuring his work. Think of this meeting as a 'mini-partnering' session. Things will go much smoother if everyone has a clear understanding of what is expected right from the beginning. The following items should be covered at this meeting: 1. The contractor's proposed operation, including equipment and personnel - This will allow you to verify that he understands the magnitude of the work at hand and that he is prepared to do it in a satisfactory manner.
You will gain some insight on the experience of his personnel and will also be able to get additional information about his equipment. The contractor should have a job-specific worker health and safety plan for all jobs involving lead paint removal. Discuss monitoring and sampling requirements. Discuss the manner in which the contractor is planning to protect his workers and the environment from contamination including shower/washing facilities, work clothing, debris containment, and the handling of emergencies. You should discuss proper location of the contractor's recycling and dust collection and storage equipment.
As much as possible, these should be located out of the way of potential vehicle collisions. Generally, the lead-contaminated waste cannot be stored on site for more than 90 days. Make the contractor aware of this.
This is the time to voice any concerns you might have with the work schedule. Be prepared to discuss them, and, if possible, propose some mitigating measures. Inspection Safety and Proper Access - Inspectors should have safe and proper access to all job sites at all times. Inspection staff should not be expected to risk their safety at any time on the job site. Discuss how access will be provided to all areas. Means for protecting inspectors from health hazards should be discussed. For example, will the inspectors have access to the contractor's decontamination facilities on lead removal jobs?
Inspection and Measurement - Explain your inspection and measurement procedures, especially those related to payment. Payment should not be made for partially completed work. This will encourage the contractor to complete the work as he progresses and to immediately correct any deficiencies or sub-standard work. Inform the contractor of the inspection control points, that is, the things that must be inspected and approved before he is allowed to proceed. Suggested control points are:. After a water blast and SP-1 cleaning.
After the completion of surface preparation. After individual paint coating applications Discuss control areas where work must be approved prior to work being initiated in the next area. Discuss inaccessible areas, how they will be identified, and what will be acceptable treatment of these areas. Inform the contractor that you expect him to bring potentially inaccessible areas to the inspector's attention.
The inspector will make the final decision of what is acceptable treatment for the area in question. Product Information - Obtain a copy of the Product Data Sheet and Materials Safety Data Sheet for the paint system and any solvent that will be used during the project. These sheets contain a wealth of information on the materials to be used and are necessary to complete the materials inspection.
Company Procedures Manual
Visual Standard - Show the contractor the visual standard he must meet for his cleaning operation and provide him with a copy for his use during the project. Alternatively, have the contractor supply the visual standards. A good practice is to have the contractor blast a section of the bridge or a separate steel plate and seal with clearcoat. This can then be used as an on-site reference for the rest of the project. Documentation - Document all discussions and instructions given at this meeting and, particularly, any agreements that were reached that may modify the contract proposal or specification requirements. An effective way of doing so is the signing of minutes by all in attendance, including an authorized representative of the contractor. All in attendance should receive a copy of the minutes.
SECTION 2 Inspecting the Enclosure This chapter deals primarily with the aspects of lead containment under the purview of the field inspector. For a more detailed discussion of environmental and worker health issues related to lead paint, the FHWA Bridge Coating Technology Outreach Group has developed a guideline which addresses the impact of various EPA and OSHA regulations on bridge painting operations.
A containment system, or enclosure, is needed to prevent the debris generated during the surface preparation activities from entering the environment and to facilitate its gathering and disposal. Enclosures are generally made up of combinations of cover panels, scaffolds, supports, screens, and tarps.
The complexity of any given enclosure will vary depending on the method of paint removal being employed and the degree of surface preparation that is specified. For a simple scraping operation ground-covering tarps may be sufficient while for a blasting operation, the enclosure could be a designed structure with a negative pressure ventilation system. The following guidelines provide a basic overview of some of the most important points you should address in your role as engineer and inspector on a bridge painting job. These guidelines are not intended to substitute for detailed expertise or training required by some contracts, or for other provisions of the painting specification or contract requiring trained inspection staff. Adequacy of the Containment System - Regardless of the system being used, you should check that it is capable of achieving the purposes noted above. The work area should be clearly distinguishable from the surroundings. Tarps should be overlapped with seams fastened and should be in good condition and free of holes.
During blasting operations with negative pressure, the tarps should have a concave inward appearance. Check for any signs of escaping dust; the containment should be tightly sealed to prevent any dust from escaping. Check the ground around the containment. Dust collectors should be operated at the rated capacity or at a capacity consistent with the ventilation design of the containment system. The containment must also be able to support workers, construction loads, spent abrasive loads and wind load without placing undue stress on the bridge. For that reason, you should assure that the containment is constructed in accordance with the approved plan.
Assessment of Containment Design and Function in the Field Containments for abrasive blast (and other paint removal) operations are designed to protect the surrounding environment and the public from debris (flying abrasive) and potentially hazardous material (lead-containing dust) during a paint removal operation. In addition, these containment structures are intended to help contain and collect the lead-containing debris for proper treatment and disposal. As the use of containments for paint removal jobs has become more common over the past several years, the design of containment structures has evolved. Currently, there are standard features to each containment, but in large part, containments are custom-designed for each bridge job. The standard features are described in detail in the 'SSPC Guide 6 - Containment.'
This guide is not all inclusive, but it is the industry standard for description and classification of paint removal containments. In addition, several States have their own classification systems, but most of them are somewhat similar to those in the SSPC Guide 6. It is important to remember that the purpose of a containment is to do a conscientious, 'state-of-the-practice' job in containing and collecting debris. There are many ways to do this.
Contractors as well as equipment and containment materials manufacturers have been quite innovative in accomplishing this goal. After you have been on a few jobs, you will realize that a goal of '100% containment' is not very practical. However, with appropriate specifications, and designs, and a cooperative effort between the owner and contractor, very near 100% containment and collection of debris can be approached. The control of dust from abrasive blasting jobs is not always easy.
While regulations are clear in dictating that solid waste containing lead must be controlled, treated, and disposed of in very specific ways, the rules governing the emission of lead containing airborne dust are less clear. Currently, there is no Federal requirement which gives performance measures for dust emissions on construction jobs. A select few localities have regulations, but, for the most part, the industry has been left to 'do the right thing' in controlling lead-containing dust. Without getting into the details and tradeoffs of containment design, just remember this: Containment of abrasive blast jobs involving lead are mandatory because the law requires collection of the hazardous waste. While there is no specific rule governing the 'fugitive emissions' of lead-containing dust, this dust can be controlled by designing and maintaining the containment and ventilation system properly. Components of a Containment System Support Structure - Containments can be scaffolded from the ground or rigged to hang from the bridge structure.
The key issues to consider are structural integrity under wind load, abrasive waster load, and dynamic loads on the bridge. Access, air movement, and visibility should also be considered. Ventilation - Without ventilation, workers and inspectors will not be able to see within minutes of blasting commencing. Ventilation also reduces the concentration of lead-dust in the work environment and makes clean up operations prior to painting easier.
Lighting - Proper lighting is often neglected. Inadequate lighting poses obvious safety concerns as it makes proper surface preparation and painting almost impossible. Debris Handling - The manner in which spent debris is collected is a key element to the quality and timeliness of the job.
It is critical to clear debris and dust prior to paint application. Debris handling is a major part of bridge painting jobs. Some Helpful Hints: The following are items to consider when reviewing the design and construction of a containment system. Abrasive selection - There are many types of abrasive on the market. Recyclable abrasives have gained popularity in recent years because their use can reduce waste handling and disposal by 90%.
Location of dust collectors - Airborne emissions are often highest adjacent to dust collectors. While emissions should be minimized, they are unavoidable. Dust collectors should be located in areas where emissions will have minimal effect on sensitive surrounding environmental or public areas.
Ducting efficiency - Ventilation ducting efficiency depends on the duct diameter and length, and on minimizing the number of sharp bends in the duct. Monitoring - Air and soil monitoring are becoming more common on lead removal jobs. Monitoring protocols differ, and there is no current consensus on what should be done in this area.
Soil sampling near and under containments is generally a good idea from a liability standpoint. Air monitoring becomes more important if sensitive public access is nearby. Air Movement - For work inside an enclosure air movement is necessary to avoid a build-up of dust. High dust concentrations impair visibility and increase hazardous exposure levels to workers.
You can check for air movement with an anemometer, or you can get a rough idea of the amount of airflow using a smoke bomb. Air movement is dependent upon the capacity of dust collectors, the volume of air input by makeup fans and blast nozzles, and interferences to airflow caused by the bridge structure itself. Debris Storage - Lead-contaminated paint waste can be classified as hazardous material.
As such, it is subject to strict disposal requirements. The contractor may wish to temporarily store barrels containing this waste on site prior to hauling them to an approved disposal site. If the barrels are stored on site (remember the 90-day requirement), they should be clearly marked as containing hazardous waste. The barrels should be stored in a location inaccessible to the public, and they should also be in a location where they are not at risk of being hit by traffic. Surface Preparation As stated in the introduction, proper surface preparation, along with proper paint application, are the two most important factors needed for the development of high quality products.
Cleanliness is essential since the presence of oil, grease, dust, or soil prevent the paint from bonding. Mill scale, rust, and the existing paint may also increase the chance of failure of the new coating. Clean surfaces must also have an appropriate anchor pattern (surface roughness). This roughness helps the new paint to mechanically bond to the surface, promoting adhesion. The Society for Protective Coatings (SSPC) has developed a nomenclature for the different types of surface preparation methods. These are listed below so that you can understand what is involved with each type of method and the expected level of performance of the contractor. SP-1 - SP-1 denotes 'solvent' cleaning and can refer to solvent wiping, water washing, or steam cleaning.
The surface is cleaned to remove oil, grease, etc. This must be done prior to ALL other cleaning operations as some final surface preparation methods will actually force the contaminants into the steel, which can lead to poor bonding and premature failure. SP-2 - SP-2 denotes hand tool cleaning.
Hand tools are used to remove loose mill scale, loose rust, loose or otherwise defective paint, weld flux, slag, and spatter. This is done by brushing, sanding, chipping, or scraping the surface. Tools used include wire, fiber, or bristle brushes, sandpaper, steel wool, hand scrapers, chisels, or chipping hammers. Tightly adhering rust, mill scale, and paint are allowed to remain. This method is generally confined to small areas. SP-3 - SP-3 denotes power tool cleaning. This is very similar to SP-2 except that power tools are used instead, thus making this a more viable and efficient cleaning method for larger areas.
SP-11 - SP-11 denotes power tool cleaning to bare metal. This method uses power tools to remove ALL paint, rust, and millscale and to roughen the surface to promote paint adhesion. SP-11 offers performance advantages over SP-2 and SP-3, which result in an irregular surface of bare steel, rusted steel, mill scale, and paint but it tends to be quite expensive because of the labor involved.
Blast cleaning - It is the most effective method for surface preparation is blast cleaning. Blast cleaning is broken down into four levels according to the desired condition of the base metal.
Keep in mind that blast cleaning does not get rid of oil and grease, which is done by solvent cleaning. The following methods are presented in order of ascending cleanliness (i.e., SP-5 is most clean): SP-7 - SP-7 denotes brush off blast cleaning. The resulting surface should be free of oil, grease, dirt, loose mill scale, loose rust, and loose coatings, retaining only tightly bonded mill scale, sound rust, and previous coatings. SP-6 - SP-6 denotes commercial blast cleaning. The resulting surface should be free of oil, grease, dirt, all rust, mill scale, paint, and foreign matter (except for slight shadows, streaks, or discolorations caused by rust stains, mill scale stains, and tight residue of previous coatings).
At least two-thirds of each 150-cm² (9 in² ) area must be free of all visible residue and the remainder limited to those discolorations just mentioned. SP-10 - SP-10 denotes near-white blast cleaning. The resulting surface should be free of oil, grease, dirt, rust, mill scale, paint, and any foreign matter (leaving only slight stains from rust and mill scale). At least 95% of each 150-cm² (9 in² ) area should be free of all visible residue with the remainder limited to slight discoloration. SP-5 - SP-5 denotes white metal blast cleaning.
The resulting surface should be free of oil, grease, dirt, rust, mill scale, all paint, and foreign matter leaving only a uniform grey-white color. This level of cleaning is costly and is rarely specified for use on bridges. The most common surface preparation specified for bridge use is SP-6, which also requires SP-1.
When repainting an existing structure, the Specifications may call for SP-2 or SP-3 in areas of limited accessibility. Recent research indicates SP-10 may be more cost effective than SP-6, particularly in more corrosive environments. Your inspection should verify that both the proper level of cleanliness and the proper anchor pattern have been achieved. Inspection of SP-1 - Clean, lint-free rags and clean solvent should be used to avoid the spreading of contaminants.
Once the contaminants have been visibly removed, a final wiping should be done with clean rags and solvent. The use of solvents dictates that several safety measures must be followed. Workers should wear goggles, protective clothing, rubber gloves, and petroleum jelly on exposed body parts and should be equipped with appropriate respirators to avoid hazardous fumes. Benzene and carbon tetrachloride are poisonous and should not be used as solvents and neither should materials with low flash points such as gasoline, methyl-ethyl ketone (MEK), and acetone. Consult the Materials Safety Data Sheet to determine the specific hazards and protection procedures to be followed for the solvent being used. Inspection of SP-2 and SP-3 - You should verify that the level of cleanliness noted above (SP-1) has been achieved. Pay particular attention to the problem areas such as the top side of bottom flanges, the backside of nuts and bolts, the interior of box beams, and those areas where climbing is difficult and access is limited.
SP-3 requires that you check that the power tools have not placed any oil or grease back onto the surface. If they did, the surface should be recleaned per SP-1. Paint, rust, or millscale that can be removed with a hand scraper should not remain after a proper SP-3 surface preparation.
A 'dull putty knife' can be used to assess the acceptability of the surface. Blasting operations require that several other checks be made. The contractor's equipment and material must be checked along with the resulting anchor pattern. Inspection of the Abrasive - The contractor will select the abrasive to be used based on the specified anchor pattern. The chosen abrasive should be free of toxic heavy metals such as lead, chromium, and cadmium and should not contain any free silica (sand) either. Prior to delivery of the first load of abrasive, you should receive a sieve analysis from the abrasive supplier. Once the abrasive is on site, obtain a sample of the stored abrasive material.
It should be stored in a dry environment and should be clean, uniform, and free of any sign of moisture. To check, drop some of it into deionized water and shake. Watch for a film of grease or oil indicating the presence of contaminants.
Keep a small sample of abrasive from each subsequent delivery. This will allow for a future analysis in the event that changes occur in the anchor pattern.
Inspection of the Air Supply - This is necessary to ensure that the air supply is not introducing neither contaminants that will be embedded in the steel nor oil or water into the system. Inspect the air compressor for contaminants. The compressor should have moisture and oil traps on all lines. Shut off the flow of abrasive. Place a white blotter cloth in the air flow. It should be placed approximately 0.6m (24 inches) from an outlet downstream from the oil separator and moisture traps. Let free air flow for two minutes.
Check for visible contaminants in the air flow; if there are any, corrective action is needed. This test should be repeated every four hours or more frequently when the humidity is high. Blasting Pressure - The blasting pressure should be at least 620 kPa (90 psi); any less than this can result in a lower anchor pattern and in slower production.
However, jobs that use recyclable steel grit often use higher pressures. All high pressure air supplies and devices should be gaged for easy reading. For blasting, the critical pressure is located at the end of the blast nozzle.
This pressure will be lower than that measured at the air supply due to loss in the hose. Hence, limiting the length of air hose is often a critical factor in the efficiency of a blasting operation. A pressure needle gage may be used at the nozzle to measure the true blast pressure. Inspection of SP-6 and SP-10 - Once again, verify that the level of cleanliness noted above has been achieved including the referenced problem areas.
If cited in your Specification, you may be provided with a set of visual standards from either the National Association of Corrosion Engineers (NACE) or the Society for Protective Coatings (SSPC) to aid in this effort. Interpretation of the visual standards may take some discretion as well as some practice. When in doubt, let the wording of the level of cleanliness govern or, better yet, use the job-specific test section described previously.
If these standards are not referenced, the use of a test section is imperative. It is important to note that both SP-6 and SP-10 standards require the removal of ALL paint, rust, and mill scale. They only differ in the amount of staining allowable on the bare steel surface. The inspection and acceptance of blasted steel surfaces can be a source of conflict on bridge painting jobs. This is because blast cleaning is a very expensive and time consuming component of the repainting job. Also, the visual and written standards used for SP-6, SP-10, and SP-5 are often interpreted differently by different contractors and inspectors.
On flat, easily accessible steel, there is usually no problem; however, most bridges have complex areas with difficult access, rivets and fasteners, and corroded and pitted areas. In these areas it may be very difficult to achieve an absolute standard of cleanliness.
Remember that, as the inspector, it is your job to ensure that the contractor is doing a conscientious job of achieving the standard in all areas, but the progress of the job and reasonable demands on the contractor must be considered as well. You have to be tough but reasonable. Establishing a good working relationship with the contractor and making your expectations clear up-front in the job is an effective way of avoiding disputes as the schedule gets tight later in the job. Inspection of the Anchor Pattern - The anchor pattern needs to be checked to ensure that proper paint adhesion will occur. Profile inspection requires the use of a micrometer and replica impression tape. Comparison coupons can also be used for a qualitative visual comparison of the profile. Instructions on how to do this are included in the Appendix B.
Materials/Pre-Painting By this time, you should be with the Product Data Sheets for the paint system being used on your project. Requirements for each of the items discussed in this section are listed on the Product Data Sheet. Shelf Life - Shelf life is the length of time, from date of manufacture, that a paint will remain usable when stored in its can.
Check the date printed on the can with the shelf life to make sure the paint has not 'expired.' Some suppliers use a special code on the can which contains the date of manufacture. You may need to call the supplier to learn how to read this code and assure that you have fresh paint. Keep in mind that two-component paint systems often have a different shelf life for each component. Consequences of exceeding the shelf life include: gelling, odor, changes in viscosity, formation of lumps, pigment settling, and color and liquid separation. You may face a situation where the paint has exceeded its shelf life and still appears to be usable with none of the above-mentioned problems.
If the contractor desires to use this material, he may submit a sample to the manufacturer's laboratory for analysis and possible re-certification. Do not allow the contractor to use the material in question until written certification is received from the manufacturer. Storage/Storage Temperature - Each lot of paint should be stored together.
Two-component systems should be stored close to each other, but be distinguishable from one another. If the paint will be stored over several months, the cans should be inverted at monthly intervals to avoid excessive settlement and ease future mixing. When opening the paint, the oldest paint should be used first. Look for signs of aging listed above. Note the required temperature range for proper storage. Adherence to the temperature requirements noted on the Product Data Sheet is essential.
The contractor's storage site should be monitored with a high/low thermometer. Going beyond the acceptable temperature range can cause changes in viscosity and shelf life. Water-based paint will spoil when stored below freezing. Solvent-based paint, on the other hand, may gel or become flammable or explosive when stored at high temperatures. Contractors often like to store the paint on site in a trailer. This is generally not a good idea because these trailers tend to get very hot during the summer and have limited ventilation. Paint should be stored in a climate-controlled environment.
Pot Life - Pot life refers to the length of time a paint is useful after it's original package has been opened or, for two-component systems, the length of time after it has been mixed. Pot life is temperature dependent.
The pot life on the Product Data Sheet is generally for 21 C (70°F). Contact the manufacturer for additional pot life information if the paint has been stored ib temperatures outside of this general range. Exceeding the pot life can result in sagging of the fresh paint along with poor performance attributable to film porosity and/or poor paint adhesion. Two-component paints tend to become unworkable at or beyond their pot life. Mixing - Upon opening the can, check the surface of the paint for 'skinning over' of the paint.
Any skin should be removed prior to mixing. All paint must be thoroughly mixed in a clean container. Check the bottom of the original can for evidence of unmixed pigment. Different paints have different mixing requirements. The instructions on the Product Data Sheet should be strictly followed. For two-component paints, verify that they are mixed in the proper proportion. You should witness and document the mixing operation.
Unused paint that will be used the next day should not be left in buckets or spray pots. It should be placed in a container and re-mixed prior to use.
Thinning - Thinner is a liquid added to the paint at the time of application to modify its viscosity. The Product Data Sheet will indicate the specific type and maximum amount of thinner to be used. Thinner should be used only to achieve optimum viscosity for proper application and is not always necessary. You should witness and document each and any addition of thinner.
Adding too much thinner can prevent proper application thickness and cure of the paint and may result in the mixture exceeding acceptable limits for volatile organic compounds (VOCs). Drying Schedule and Curing Time - Drying and curing time are not the same. Drying time refers to the length of time a coating is sensitive to local damage. Curing time refers to the length of time it takes for a paint to reach structural integrity and be ready for service.
The drying schedule on the Product Data Sheet will show how long it takes until the paint is dry to the touch, dry to tack free, and dry to recoat. Dry to the touch implies the paint won't collect dust; tack-free implies the paint does not feel sticky and can be handled without damage; dry to recoat implies the time needed to dry until the next coat of paint can be applied. Note that these drying times vary significantly with temperature. This is particularly important in determining when the next coat of paint can be applied. Recoating before enough time has passed can seriously affect the curing and integrity of the layer being overcoated. Some paints, particularly two-component paints, have a maximum time to re-coat as well.
Exceeding this could jeopardize the adherence of the top coat. Painting Once the proper level of surface preparation has been achieved and the quality of the coating system has been verified, the contractor is ready to paint.
To prevent 'rust-back' of the cleaned surface, the first coat of paint (primer) should be applied as soon as possible (within a few hours) after blast cleaning. Painting should begin at a practical time to avoid weather changes that could cause significant changes in the surface condition of the steel, i.e. Environmental Conditions The following steps should be followed to ensure that the paint is applied and allowed to dry and cure under reasonable environmental conditions. Excessive high or low temperatures or the presence of surface moisture, including frost, can have a negative effect on paint films.
In addition to the following, some common sense should also be used. For example, painting just before the onset of poor weather is not advisable. The current and expected weather, along with the curing time of the paint being used, should be considered prior to beginning the application process. To verify proper ambient conditions, Steps 1, 2, 3, and 4 listed below should be followed every 4 hours.
Temperature - The Specification will place limits on the ambient temperature to ensure proper curing. Most Specifications will require the temperature to be between 4 C or 10 C and 38 C (40 or 50°F and 100°F).
Check that this is the case. Relative Humidity - Again, due to of curing requirements, the Specification will limit the maximum permissible relative humidity, which is commonly limited to 85%. Appendix B gives a description on how to use a sling psychrometer to determine relative humidity. Dew Point - Using the relative humidity, determine the dew point. The temperature of the steel should be at least 3 C (5°F) higher than the dew point. This 'dew point spread' is used to ensure that no moisture is present on the steel prior to paint application. Surface Temperature - The surface temperature of the steel should not exceed 52°C (125°F) during the painting process, and, again, it should be at least 3°C (5°F) higher than the dew point.
Wind - Heavy winds can cause problems. Airborne overspray, for example, may be carried onto adjacent houses, cars, etc. And can also result in premature drying of the paint. If heavy winds are present, it may be best to delay the painting operation or to restrict spray application. Application To apply the paint, the contractor may use sprayers, brushes, rollers, or a combination of these.
Spraying varies significantly from the other techniques. Listed below are several 'good practice' tips for spray applications. Proper Pot Pressures - The spray pot should have two pressure regulators, one for pot pressure and one for atomization pressure. The pot pressure regulator should be high enough to provide enough material to the spray gun. The atomization pressure regulator should be set just high enough to atomize the material.
Too high a setting will result in the paint drying before it hits the surface. Too low a setting will cause the paint to clump and could clog the gun. Proper Spray Gun Technique - The gun should be held perpendicular to the work surface and approximately 45 cm (18 in.) away from the work surface. Angling the gun or holding it too far away could also result in the paint drying before hitting the surface. The spray pattern should overlap the previous pass by approximately 50%, with the stroke length of each pass between 45 and 90 cm (18 and 36 in.).
A good sprayer will make a pass of the spray gun by moving his arm and body rather than rotating his wrist to 'fan' the gun. The following section applies to brush, roller, or mitt application. Material Compatibility - The material used in brushes or rollers may not be chemically compatible with the paint being used.
Make sure this is not the case by testing a small piece of the material with the paint. In general, natural bristled brushes are recommended for solvent based paints, while synthetic bristles work better for waterborne paints. Ensure the nap of the roller is that recommended by the coating manufacturer for the desired finish. Proper Technique - Brushing should be done as neatly as possible to ensure a uniform coating thickness. Rolling should be done in a 'W' pattern and finished by rolling in one direction.
Avoid rolling the coating out over too large of an area because this can cause thin spots or holidays. The following section applies to all application methods. Defects - All unsightly runs, drips, or pinholes should be repaired immediately.
Wet Film Thickness - Wet film thickness is important for two reasons: (1) It allows you to verify that a consistent thickness of paint is being applied, and (2) it also allows you to predict the resulting dry film thickness. Instructions on how to check wet film thickness and using it to predict dry film thickness are included in Appendix B. A good painter will periodically check his wet film thickness because it will vary according to the spray pressure, the 'load' of paint on the brush or roller, and the orientation of the surface being painted. Dry Film Thickness - It is important to check the dry film thickness after application of each coat as this is the most direct measure of the contractor's work. The thickness should be checked at five locations in every 9 m² (100 ft²).
Take three separate readings at each location. Each reading should be not less than 80% of the specified thickness nor greater than 150% of the specified thickness. The thickness at any location should be reported as the average of the three tests. Equipment for taking these readings is described in Appendix B. As a general rule, a manufacturer's data sheet will include a range of application thicknesses for its coatings.
It is important to monitor for areas which are too thin and too thick. It is not necessarily true that 'thicker is better.' Excessively thick application can cause the coating to sag or even never fully cure.
Safety No manual of this type would be complete without a word about safety. Being a bridge paint inspector will most likely put you in the position of climbing ladders and/or scaffolding, walking on exposed steel girders, or potentially expose you to lead-contaminated hazardous waste. In addition to general project worksite safety provisions, the following items should be specifically checked: 1. Materials - Some of the paints you may deal with will contain hazardous components such as solvents.
These are listed on the Materials Safety Data Sheet. Become familiar with this information and be aware of any symptoms of health problems. Ladders - The contractor must provide safe access to inspection areas at all times.
Make sure the ladders are in good repair and are securely fastened. Fall protection should be provided. Scaffolding - The contractor must provide safe access. Make sure that the scaffolding is secure and that there are no missing handrails or steps. For scaffolding extending to significant heights, it is desirable for it to be wrapped in orange safety mesh. Working at Heights - If you will be exposed to falls of more than 2 m (6 ft.) in height, you should be securely tied off with a safety harness. Harnesses are preferred over traditional belts because they can spread the shock of the fall more evenly over your body.
Recently, OSHA standards have become more stringent in this area since falls have been identified as a primary source of serious injuries in construction work. Lead exposure - During blasting operations it is important that you observe the containment structure and look for any signs of dust leakage. During clean-up operations, make sure that no lead-contaminated debris is left on the ground nor allowed to enter any nearby waterways. In addition, as mentioned previously in the section on Inspecting the Enclosure, barrels of contaminated waste should be stored in areas that are both away from traffic and are inaccessible to the public. Few Words About Lead Lead is a very common element in our environment and has been used in materials such as paints and car batteries for many years. Lead can also be hazardous to humans, particularly children, under certain conditions. Lead was a common component of industrial paints until the 1980's, and many of the steel bridges in the highway system are still coated with paint that contains up to 50% lead by weight.
High lead-containing primers can often be identified by their red or bright orange color. However, not all red and orange paints contain lead, and some paints of different colors can also contain a significant amount of lead. Lead is hazardous to humans if it is inhaled or ingested.
Lead dust on your skin is not hazardous as long as it is not transferred to the mouth and ingested. Particles of lead created during surface preparation are often too small to see, and these are the particles that pose the highest inhalation threat. Lead hazards should be taken seriously for a relatively small amount of ingested or inhaled lead dust can elevate a person's blood lead level. Protection from lead hazards is not difficult to achieve.
Proper respiratory protection should be worn. 'Proper' protection consists of either air-fed, positive pressure respirator hoods (as worn by abrasive blasters), or negative pressure, filter-cartridge respirators. Filters should be color-coded bright pink for fine dust particulate (i.e., HEPA filters). The required level of respiratory protection depends on the concentration of lead in the breathing air, and on the amount of time you are exposed. For most short-term inspections of jobsites without ongoing blasting, or outside of containments, a half-mask with appropriate HEPA cartridge is enough.
However, while inside of containments during or immediately after abrasive blasting, an air supplied hood is likely to be required. Washing your hands and face prior to eating or smoking is essential to avoid ingestion of lead particles. Studies have shown a direct correlation between elevated blood lead levels in workers and 'hand-to-mouth' lead ingestion. A final point. It is important to leave the lead hazards from a paint removal job on the jobsite. At times, the Tyvek ® suits, gloves, and bootcovers may seem somewhat extreme, but, these devices help keep lead dust off of you and your regular work clothes so that you do not carry the lead into your vehicle or even home with you. Summary.
Wash your hands before eating or smoking. Wear respiratory protection appropriate to the concentration level and length of time of exposure.
Leave the lead hazards on the jobsite. Protect yourself, but don't let the presence of lead in paint prevent you or the contractor from properly completing the job.
Make-Ready Preparation The Property Manager and/or Maintenance Superintendent must constantly monitor upcoming move-outs. At the time of move-out an inspection of the apartment is completed by the Property Manager and/or the Maintenance Superintendent assessing any damage or cleaning charges. NOTE: Photographs must be taken if there are any major damages.
All furnace and water heaters should be turned down or off weather permitting. Refrigerators should be turned down to lowest setting. At this time carpets are to be checked for repair or replacement. If pet stains are obvious or suspected, a black light in a darkened apartment will verify spots. Any nonperishable items left in the apartment must me stored as long as required by local statues or at least 30 days.
For properties having asbestos containing materials complete O and M Form A-1.All turnovers should be completed within five (5) working days. Make-Ready Schedule The following schedule will expedite the turnover:. Remove lock – Replace with Vacancy lock. Trash Out – This should be done within 24 hours of move-out to eliminate possible food spoilage and bugs. Maintenance Check – All operations in apartment – The Make-Ready Maintenance Checklist, provided later in this section, is to be completed and turned in to the Property Manager.
This form should be placed in the resident’s file. Painting – Use Painting Make-Ready Checklist.Note: Painting can be done before the maintenance check, if sheetrock or texture will not be needed. Cleaning – Use Cleaning Make-Ready Checklist. Clean or replace floor covering. Final inspection. Furnace, AC, Water Heater and Refrigerator turned down.
Remove Vacancy Lock – Replace with normal apartment lock. Verify receipt of key. Apartment Painting Specifications The following Apartment Painting Specifications information form is to be used when obtaining a quote for painting from a vendor. Painting Make-Ready Checklist The following Painting Make-Ready Checklist is to be used by your in-house personnel (painter) as a painting guide. Vendor to paint only previously painted surfaces unless otherwise directed by the Property Manager.
Use Kilz on stained surfaces to prevent bleed through. Application and preparation of surfaces to be painted should comply with manufacturer’s directions. Remove covers, mask electrical devices, breaker panel covers, door hardware, and other non-painted surfaces adjacent to areas to receive new paint. Vendor must take careful precautions to prevent damage to carpet cabinets, hardware and other surfaces from paint materials. The vendor agrees to rectify damage immediately upon notification from the Property Manager or be responsible for payment for replacement of damaged items. Payment may take the form of a deduction from the invoice for paint services.
Vendor agrees to remove debris generated by painters or the painting process from the apartment (paint cans, soda cans, drop cloths, etc.). Vendor will also agree to use common sense when disposing of leftover paint material. This material must not be disposed of in property toilets, garbage disposals, or on the grounds of the property. The keys to the vacant apartment will be issued by the Property Manager to the Vendor who agrees to take precautions to keep the apartment secure from unauthorized entry while the key is in their possession. The key will be returned promptly when the job is completed and the Property Manager will inspect the work at the time. Vendor agrees to act with diligence to complete work in each assigned apartment.
Vendor will submit invoice for payment to the Property Manager at the time of completion. Vendor must supply MSDS Sheets for all products used at the property. Vendors are not allowed to keep a key overnight. Smoking is not permitted in the apartment.
All Apartments Walls: Remove all nails, hooks, staples, tacks, etc. And fill in with appropriate material, sand smooth and prime. Paint all currently painted surfaces including closets or touch-up paint if directed by the Property Manager. Woodwork: Paint all currently painted surfaces including baseboards, doors, doorjambs and window ledges as directed by the Property Manager.
Ceilings: Remove all hooks or other items from ceiling, fill holes and sand smooth and prime as needed. Ceilings to be painted only when specified by the Property Manager.
Paint: Closet shelves and wall surfaces inside bath and kitchen cabinets. Other: The Property Manager may specify other items to be painted as deemed necessary.! NOTE: Key must be returned at the end of each day. Apartment Cleaning Specifications The following Apartment Cleaning Specifications information form is to be used when obtaining a quote for cleaning from a vendor.
Cleaning Make-Ready Checklist The following Cleaning Make-Ready Checklist is to be used by your in-house personnel (housekeeper) as a cleaning guide. Vendor to supply all equipment and supplies necessary to clean apartments to these specifications. Property Manager may opt to provide equipment and supplies. Vendor must take special precautions to prevent damage to carpet, cabinets, hardware, porcelain, appliances and all surfaces from cleaning materials. If items mentioned above (or others) become damaged while in the Vendor’s care, Vendor agrees to rectify the damage immediately or pay for replacement of damaged items. Payment may take the form of a deduction from the invoice for cleaning services. Vendor agrees not to dispose of cleaning materials on the grounds of the property.
The keys to the vacant apartment will be issued by the Property Manager to the Vendor who agrees to take precautions to keep the apartment secure from unauthorized entry while the key is in their possession. The key will be returned promptly when the job is completed and the Property Manager will inspect the work at that time. Vendor agrees to act with diligence to complete the work in each assigned apartment within the time specified by the Property Manager.
Vendor will submit invoice for payment to the Property Manager at the time work is complete. Vendor must supply MSDS sheets for all products used at the property. Smoking is not permitted in the apartment. General. Clean all light switches.
Clean all window and sliding glass door tracks. Clean windows, interior and exterior on ground floor. Clean exterior on second floor if they can be cleaned from the patio or landing. Clean front door and light fixture by front door. Sweep patio and entry.
Sweep out storage area. Sweep cobwebs from around sliding glass door and other areas. Clean patio fixture.
Clean sliding glass door. Clean balcony rails. Vacuum carpet. Clean doorknobs and cabinet pulls.
Clean washer/dryer hook-ups and blow-out dryer vents. Remove debris from fireplaces and thoroughly clean ashes from fireplace interior surface. Mini-blinds should be cleaned according to the manufacturer’s directions. Property Manager may specify other items to be cleaned as necessary.!Note: Apartment key must be returned at the end of each day. Maintenance Check and Checklists The following outline is designed to help the maintenance staff develop an efficient and thorough approach to maintenance make-ready. Not only does it provide a detailed guide of what to check and how to check it, but this outline also tells how to fix many of the more common problems that one may encounter.
Preliminary Water Check Toilets. As soon as you are inside the apartment, turn off the water supply to the toilets. Then make a mark inside the tank showing where the water level is. You should also check whether it looks like the water level is going above the overflow. Appliances Refrigerator.
To check if the refrigerator is cooling, place a thermometer in the freezer section. The temperature range should be from 06F to +18F, depending on the type of refrigerator and the year it was produced. Examine the door gasket. To check for a positive seal, insert a dollar bill between the door gasket and the box and close the door.
The seal is okay if you feel a slight resistance when you pull the bill out. Inspect freezer to ensure proper operation of frost-free feature. Where ice makers are provided, check tightness at each end of the water supply line operation of the unit. Ranges. Turn on the oven, broiler, and each of the top burners separately to “high”, if the range is electric, the element should glow bright red. Operate the vent-a-hood.
Make sure that the light operates, that the fan draws air, and that the filter is clean. Make certain Range Queens are installed within range of hoods and are in good condition.
Disposal. Turn on the disposal and listen carefully for objects that may cause it to lock up later. If the noise level seems high, use a flashlight to check and see that the blades are not broken. Check plumbing fittings for tightness. Dishwasher Operate the dishwasher through a complete cycle and check that: No water is leaking from:.
around the motor:. the hot-water supply line;. the drain line;. around the door gasket. the drying element operates properly. the door latch operates easily (WD-40 helps on hard-to-operate latches).
the racks are in good condition and fit snugly. Look for evidence of rust throughout. Kitchen – General Faucets.
Inspect the kitchen faucet for leaks in the packing or O-ring near the stem or spout. Make sure that water is not going under the seal between the faucet and the sink or under the sink in cabinet.
If the faucet drips at all, replace the washers or cartridges. Make sure the shelf under the sink is not warped. If it is, replace and have it painted Drains.
Fill the sink; keep water running while sink drains. Inspect the drain piping under the sink. To check the drain lines for weak areas that might leak later, tap them with the handle of a screwdriver.
Counter Tops. If the counter top has a large damaged area report to the Property Manager for replacement or resurfacing.
If the caulking on the counter top is cracked or looks bad, remove the old caulk and redo it. Cabinets. Check that the kitchen cabinets and drawers open and shut easily and that the cabinets stay shut.
Check for damage or de-lamination and report problem to the Property Manager. Bathroom Sink and Vanity.
Fill the sink; keep water running while sink drains. Inspect the drain piping under the sink. Check the faucet and if you detect any drips, replace all washers or cartridges. Examine the sink for chips in the porcelain.
If the sink is chipped, report it to your Property Manager and discuss alternatives. Run water as you check for leaks under the sink.
If the shelf is warped, replace. Also, tap the drain lines with the handle of a screwdriver and check for weak areas that might start leaking water. If the caulking on the vanity top is cracked or looks bad, remove the old caulk and redo it.
Check vanity bases for areas of de-lamination and failure where frames and fronts consist of particle board substitute. If the top of the vanity is made of Corian or synthetic marble, use the following procedures for removing stains. For light stains, use toothpaste and fine steel wool to scrub stain out. For heavy stains, use 600 grit wet and dry sandpaper and sand the area until the stain is removed. It is a good idea to use a sanding block with the sandpaper, since this will prevent you from leaving a deep impression in the top.
While sanding, keep thearea wet so the sandpaper does not get clogged. Once either type of stain has been removed, apply car rubbing compound to the area with a small buffer that is attached to a hand drill. This will smooth out any scratches made by the steel wool or sanding cloth. If the top of the vanity is made of Formica, maintenance can attempt to remove stains or burns using the following procedures:. For light stains or surface burns, use very fine steel wool to scrub the stain or burn out. Toilets. When you first entered the apartment, you shut the water supply off and marked the water level in the tank.
Toyota corona premio service manual pdf. At that point, if it looked like water was going into the overflow—IT WAS! In this situation, you must either adjust or replace the ballcock. After the water supply to the tank has been shut off for at least an hour, check the water level again. If the water level has dropped at all from the mark you made, you either have a leak, the flapper is out of adjustment or needs to be replaced or the flush valve seal is worn. Flappers can either be out of alignment or they can deteriorate to the point where they leak. To detect a deteriorated flapper, rub your fingers along the seating area. If you feel any pitted areas that is a sure sign of a deteriorated flapper.
Also, deteriorated flappers will turn you finger pitch black. If the flapper has deteriorated, it must be replaced. However, if the flapper is not deteriorated but seems to be leaking, it probably just needs to be adjusted. When you replace a flapper, purchases a good-quality flapper since cheap flappers wear out too quickly. Check for stains around toilet base for evidence of a leaking seal. Tubs and/or Showers.
Inspect the caulking around the tub or shower and if it is cracked or looks bad, remove the old caulk and redo it. If there is ceramic tile around the tub or shower, check the condition of the grout very carefully. If the grout is bad and water gets behind the tile, it will rot the wood or weaken the plaster, which will cause the tiles to fall off the wall. Score grout joint and re-grout if existing grout is damaged or missing. Check that the tub holds water and that the water drains out properly. If the water seems to be draining out too slowly, check for a clog in the drain.
Inspect the tub or shower for chips in the porcelain and report any that you find. If he shower or tub has doors, make sure that they work smoothly. If there is no shower or tub enclosure, make sure there is a shower curtain rod that is properly secured. Check the faucet for leaks and repair any that you find. Examine the shower stem for leaks and replace the packing if you find any. When you repair the stem use waterproof grease.
This grease will make it easier to turn the water off and repair the stem the next time it needs it. Operate the shower and check for an uneven spray pattern. Cleaning the showerhead should solve this problem. Always replace with a low-flow showerhead.
Verify that shower head is low-flow or water saving variety. Verify that tub overflow drain functions if provided.
Check operation of shower mixing valve. Tap the tub surround or walls for hollow or soft spots which would indicate wet rot.
General. Replace broken or missing towel bars or tissue holders. Tap walls behind toilets and vanities for evidence of wet rot.
Inspect floors for evidence of wet rot. Where floors are covered with ceramic tile, inspect grout joints and tap the surfaces. Score and re-grout if needed. Remove & replace caulking at floor areas if cracked or damaged. Heating and Air Conditioning (split system – furnace with cooling coil and condensing unit) Both. Change the filter and inspect the coil for any blockage. Clean the coil with a coil cleaner as prescribed by the manufacturer.
Be sure the thermostat is level and that it is properly secured to the wall. Bad alignment of the thermostat causes improper cycling of the heating or cooling unit. Lubricate fan. Verify the integrity of sheet metal.
Open unit, inspect wiring and vacuum clean interior and accessible plenumareas. For gas fired furnaces, check the integrity of the combustion chamber. Look for cracks or severe oxidation. Vacuum clean entire HVAC closet. Verify operation of condensate drain. Clean and repair drain pan – replace if needed.
Inspect ceiling for evidence of leaks from unit above. Record age, manufacturer and size (i.e., original or replacement) or air handling unit. Check airflow at each register and balance as needed.
Heating. During the heating season, turn the thermostat to the heating mode and check the operation of the unit. Take a thermometer reading of the supply air and record it on the checklist. ( NOTE: Always keep in mind that most heating units have a time-delayed fan.). Where fuel source is gas.
Verify adequacy of combustion air supply. Remove & clean chimney connect on gas fired furnaces.
Check for tightness. Record age (i.e.
Original or replacement) of air handling unit. Air Conditioning. During the air conditioning season, turn the thermostat to the cooling position and check the operation of he unit.
Take thermometer readings of the supply and return air and record them on the checklist. (16 to 20 coil split)! CAUTION: When your are checking the air conditioning, do NOT switch the thermostat from cool to off and then back to cool without waiting at least 5 minutes! The compressor needs this much time to equalize its pressure before you can start it again.
Always turn the thermostat to off after you have checked the air-conditioning. Air Conditioning Condensing Unit. Use the Make-Ready Process Air Conditioning form in conjunction with the Make-Ready Maintenance Checklist. Every unit must have air conditioning preventative maintenance completed and the form filled in appropriately. At condensing unit, lubricate fan, pressure test and charge/purge as needed. Check clearance around condensing unit for adequate air movement.
Maintain the copy of this form in the maintenance files. Check for excessive noise or vibrations and loose or missing damaged parts. Vacuum dust and dirt.
Repair any leaks and tighten loose connections. Record age, manufacturer and size of unit. Windows and Patio Doors.
Check for broken or badly cracked glass. If you find a pane that needs to be replaced, note its location and dimensions on the Make-Ready Maintenance Checklist. Make sure that all windows that are supposed to have screens have them and that the screens are in good condition and are properly secured to their frames. Inspect around each window to see if you can feel air entering the apartment through the window frames or around the glass. If you do, either weather strip or re-caulk around the windows. Open and close the windows and patio door to make sure that they operate properly. Check that when they are closed you can engage the window and patio door locks with a minimum amount of effort.
Check all locks, Charlie bars, and pin locks. Water Heater – Electric or Gas. Make sure that the water heater is set at between 130 and 140F. If it is not, adjust it either up or down so it is. Check that the pop off or temperature-pressure valve (T & P valve) is working correctly, since this will waste an immeasurable amount of water if it is not. To check it grasp the pipe about 6 in. Pat the outlet of the valve.
If, when you touch the pipe at this point, if it feels hot to the touch or if you can feel water flowing through the pipe, the T & P valve is not setting properly. When the T & P valve is relatively new you can usually correct this problem by pulling up on the test lever, which is located on top of the valve, and allowing a free flow of water through the valve. This should dislodge any foreign material that is caught in the seating area of the T & P valve, which should solve the problem. If this method does not work, you must replace the T & P valve. Where fuel source is gas, verify adequacy of combustion air supply and check tightness of chimney connector.
Where drain pans or floor drains are proved, verify operation and integrity. Inspect ceiling for evidence of leaks from unit above. Record age, manufacturer and size of hot water heater and inspect tank for rust through. . Vacuum clean unit and hot water closet.
Drain and flush water heater using bottom valve. Miscellaneous Life Safety. Clean and test smoke detector(s), change battery if DC. Check charge of fire extinguisher, where required to be provided. Verify that two range screens, if applicable, are installed in the Vent-a-Hood.
General. Check condition of gypsum board walls and ceilings. Repair damaged areas. Look for evidence of leaks from roofs above or from baths, kitchens and water heaters above. Look for evidence of leaks around windows or sliders.
Check condition of balcony slabs. Record cracked or de-laminated concrete at top of slab and underside of balcony deck above. Check railing for tightness. Record damage to concrete at the rail posts.
Report all deficiencies to the Property Manager. Mini-Blinds. Examine all blinds making sure that there are no broken cords.
Check that the brackets are securely fastened to the wall and that the blinds open and work close easily. Raise and lower the blinds to make sure that they work properly. Replace missing or broken slats or contact proper vendor. Lights, Switches and Electrical. Check that all bulbs supplied by the property are in working order. Make sure that all light switches and wall receptacles work correctly and that all cover plates are in place. Test operation of GFI outlets and/or breaker where provided.
Check each outlet with plug meter. Where ceiling fans are provided, lubricate and check operation. Keys and Doors Keys/Locks. Change the apartment and mailbox locks. Make sure that you have the correct number of door keys and mailbox keys for the apartment. Take all keys and check that they operate the lock without unnecessary jiggling. Doors Inspect the door’s facing to make sure it is not damaged and also check if the door needs weather stripping or painting.
Be sure the door opens and closes easily and that, when closed, it seals completely. Lubricate hinges. Check operations of entry door hardware (handle, lock, deadbolt & hinges). Check operation of interior doors and hardware, adjust as needed. Check operation of bi-fold doors, adjust, repair or replace as needed. Check and replace missing doorstops.
When you hire a professional, in any kind of business, you should know up front about the painting company policy and procedures. These procedures directly impact your home or property and how you’re able to live in it during renovations.
A good company will explain their policies up front so you know what to expect during the project. It’s part peace of mind and part of good business procedures that the professional should make a priority to share with you. At first glace, you might think these are worthless details that you don’t need to know or agree to, but on the contrary, they directly impact you. It’s in your best interest to be “in the know” before the project is set to begin. Many times these painting company policy and procedures are spelled out in the fine print on your contract. Here’s another good reason to read the fine print in your contract before you sign it.
The Difference in Painting Company Policy and Procedures When determining the painting company policy and procedures, you need to know the difference between the two descriptions. They are actually very different and hold different kinds of values to you. Both are valuable yet possess very different values. You should know about the painting company policy and procedures of the firm or business you choose to hire.
Most companies are pretty upfront about their procedures, but if you aren’t told the painting company policy and procedures you should ask for them in writing. Now that you understand how important they are to have, here’s a quick look at the big difference in the two. Policies: Company policies are the rules set in place by the leadership of the company. If you hire a smaller company, say a lead contractor and his or her crew, then it’s likely that lead contractor will set the policies. If you were to hire a larger company with hundreds of employees, the painting company policy and procedures would have been written by leadership that you may never come in personal contact with during your project.
We mention it because sometimes you may question the workers on the project about why they do or do not do certain things. If they quote a company policy as the reason, you can understand how to find out if that is indeed the case. These policies are the standards the company sets as a whole. Policies dictate how the company does business and how they treat their clients or customers. These are rules on how each job should be handled and how every conflict is resolved if one were to arise. Procedures: A company’s list of procedures is the step by step process by which the policies are enforced, maintained, and achieved. This information is vital for homeowners, especially when talking about a painting project in or around your home, because you need to know what to expect when it’s time for the job to begin.
Do you move the furniture yourself or will the crew move it for you? Those are the kind of questions that are answered when you better understand a company’s procedures. This is how a painting company policy and procedures impacts your job or project. Romanov Painting Policies The first thing you should know about working with Romanov Painting is that we are locally owned and operated. In fact, our fearless leader has years of experience in the trenches, on the scaffolding, and hanging from great heights to get the painting job done, and he’s still doing it today. Our painting company policy and procedures are simple.
Our company policy, the word that we live by on every job is this: “Our service is your solution.” We mean it. We pride ourselves on our customer service.
No matter what kind of challenge you would like to throw at us, we want you to feel comfortable in our knowledge and expertise. A Romanov representative will discuss the project with you at great length to make sure we understand your desires and the end result you want. We might also make suggestions to add that little something special to the project if you’re open to it. Bottom line, the Romanov policy boils down to customer satisfaction. This is evident in our you can read on our website.
Romanov Painting Procedures The Romanov painting company policy and procedures include simple touches that make you happy and life a little easier. First, think about furniture placement. If we’re painting indoors, we will move your furniture into the center of the room and cover it to ensure no damage is done. We will cover your floors so no overspray or paint splatter will harm your hardwoods, tile, or carpet. Our painters are professional, and you’ll know it when they’re finished. We mask off trim, frames, and light switches to leave behind a clean line of fresh paint. If needed, we will remove items, such as doorknobs and switch and socket plates and return them after the paint dries.
Before beginning, we search the area for imperfections that might need to be smoothed or spackled so you have a beautiful finish when we’re done. Special Services Our painting company policy and procedures also call for a little something special if the customer requires it. One of the most popular special services we provide focuses on beauty while being friendly to the environment. Eco-Friendly or Green Painting: If you’re concerned about how your renovation will impact the environment, our crews can work with you.
We offer access to special paints that are chemical free. These paints are free and won’t leave Mother Nature in a lurch. These paints are safer for the environment, your home, and your family. Our painting company policy and procedures focus on you, our customers and clients. It’s our job to strive to make you happy with each brushstroke. And because we’ve been painting for so long, we have the expertise to help us achieve this goal.
So when you’re ready for a professional painter, give a call. After all, our service is your solution.
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