green operations and maintenance guide
Contents
1. can Recyclable materials go into one bin separated from the trash and should be rinsed out with water first so that they don t attract pests Residents should regularly dispose of their recycling and trash in the building s recycling and trash bins or chutes The residents have been given instructions on what can be recycled and the proper way to dispose of hazardous waste in their Green Living Guides Hazardous waste materials may not be thrown in the garbage They must be dropped off at the appropriate city facility for safe disposal or recycling so that they don t contribute to the contamination of the air water or soil The nearest drop off location is S A F E Collection Center 1400 N Gaffey St San Pedro CA 90021 Hours of Operation Fridays Saturdays and Sundays 9 00 a m 3 00 p m Information 1 800 773 CITY select hazardous waste option Los Angeles County also sponsors one day Hazardous Waste Collection Events where residents can drop off hazardous waste There is a transportation limit of 15 gallons or 125 pounds of hazardous waste per trip The events are scheduled in different areas throughout the County They are free and are usually held on a Saturday from 9 a m to 3 p m To find a location call 1 888 CLEANLA Check the trash rooms to make sure residents are properly disposing of their trash and recycling 9 bode COMMUNITIES WEEKLY INSPECTION CLEANING AND MAINTENANCE BAMBOO FLOO2. grit IRRIGATION O Watch for signs of water pooling on walkways or water splashing against the sides of the buildings If you see evidence of either the sprinkler heads may need to be adjusted LANDSCAPING Outdoor water use can be reduced by watering the lawn early in the morning or late in the evening and on cooler days when possible to reduce evaporation O Equip outside spigots with keyed or locked access to prevent unauthorized use WALKWAYS O Use a broom instead of water or air hoses to clean sidewalks and parking areas and minimize pressure washing You can save up to 50 gallons of water every 5 minutes by using a broom instead of a washing a sidewalk or driveway O If you need to use a hose for your task use an on off nozzle to eliminate water waste 7 abode COMMUNITIES LAUNDRY ROOM AND GRAY WATER SYSTEM Casa Dominguez will use water recycled from the laundry room washers to water the trees and plants This reuse of water is called a gray water 7 system and it helps ensure that our freshwater supply is conserved for E drinking water A gray water system is good for the landscaping for several reasons The wastewater has high oxygen levels because it is immediately transported the soil Oxygenated soil helps plants and trees better absorb nutrients The waste water also contains nutrients or compounds that are beneficial to the soil Casa Dominguez is the first apartment building in LA County to hav
3. the floors 7 Tg 19 abode COMMUNITIES LINOLEUM O Mop and sweep the linoleum to rid it of dirt and grit O Use a neutral pH floor cleaner such as Armstrong S 485 Commercial Floor Cleaner Do not use ammonia or bleach O Do not pour water on any of the floors because it will damage the floor O Ifthe floor is dull after mopping it may need to be polished First strip the old polish HEATING COOLING AND AIR CIRCULATION Casa Dominguez has been designed to eliminate the need for air conditioning even during the hottest days of the year Instead the apartments rely on a passive cooling and heating system that includes an economizer ceiling fans and energy efficient windows PRE to keep you comfortable throughout the year An economizer is a es that works with the thermostat to automatically bring in cool fresh air from outside when outdoor temperatures are cooler than indoor temperatures ENERGY STAR ceiling fans help to circulate air while the windows reduce the amount of heat that comes into in your apartment These combined features can help residents save up to 250 annually on their energy bills ECONOMIZER SYSTEM 5B The economizer works like a window to keep the apartment cool When it is hot indoors but cool outdoors the louvers on the economizer s damper open to let cool air in When it is hot both indoors and outdoors the damper louvers close but remain slightly open to allow fresh air to circu
4. this guide Carry a small camera with you during move in your daily walk through and other inspections for easier reporting abode 4 LOMMUNITIES LOW AND NO VOC VOLATILE ORGANIC COMPOUNDS CABINETS PAINT AND CARPET Volatile Organic Compounds VOCs are gases or fumes given off by liquids or solids at room temperature either when they are applied or over time Products with VOCs are most commonly found in the products we use to clean and build our homes Many products contain chemicals or other substances to improve the product s performance or to lower its costs Yet these products may have hidden costs in that they have VOCs that can make people ill Depending on the type and length of exposure to the VOC people can become ill with a variety of health problems ranging from irritation of the eyes nose and throat headaches nausea fatigue organ damage and even cancer Examples of products that typically have VOCs include paint cabinets carpets cleaning supplies such as bleach gasoline pesticides and even your dry cleaning Green buildings reduce exposure to VOCs by using low or no VOC products The result is improved air quality and better health for site staff and residents Casa Dominguez was built with the health of its site staff and residents in mind The cabinets differ from traditional cabinets in that they are formaldehdyde free and do not emit VOCs The paint does not have VOCs The low level of VOCs improve
5. to Maintain Maximum Effectiveness O Clean the glass with a mild dish soap and water Do not use cleaners that contain ammonia oil petroleum based products or caustic chemicals Rinse completely with clean water and wipe dry with a soft cloth to avoid water spots Do not use Windex You can use a home made glass cleaner made from 1 4 cup white vinegar 1 2 tsp liquid soap 2 cups water in spray bottle O Do not use a razor blade abrasive pad or putty knife to clean the glass O Avoid washing the windows in direct sunlight for best results O Use a spray silicone product to lubricate the moving paris of the window if the parts are not operating smoothly O Do not use high pressure water hoses to clean the windows HUMIDISTAT O Set the humidistat to 70 and remove the knob so residents cannot reset it abode COMMUNITIES DAILY INSPECTION CLEANING AND MAINTENANCE CARPET O Vacuum the floor to remove dirt and grit O Use scissors to clip carpet snags do not pull them or you may damage the carpet BAMBOO FLOORS COMMUNITY ROOM O Sweep the floor on a daily basis to remove dirt and grit that could damage the bamboo flooring O When the room is not use keep the blinds closed Direct sunlight can cause the floor coloring to change O Do not allow residents to walk on the floors in cleated shoes or stiletto heels O Remove spills immediately CERAMIC TILE FLOORS O Sweep floors on a daily basis to remove dirt and
6. Make sure there is no more than 1 4 inch of frost build up The refrigerator and freezer automatically defrost on a regular basis STOVE O Make sure the oven vent is not blocked The i vent helps with air circulation and more efficient E cooking F O Use soap water and a soft cloth or sponge to clean the stove Do not use oven cleaner ii bleach rust removers steel wool or scrubbing pads Make sure the stove is cool and all functions are turned off B O See the Owner s manual for additional C instructions on the safe use and maintenance of sl the stove AA D Broiler door G Control panel B Anti tip bracket E Oven vent H Door gasket C Model and serial number plate F Surface burners and grates behind left side of broiler door RANGE HOODS Range hoods positioned above the stovetop absorb and filter the air from the range They filter out smoke grease odors fumes and excess moisture from the kitchen making the kitchen a bit safer cleaner and more comfortable Each apartment s stove range hoods are vented directly to the exterior so polluted air out goes out and clean air comes in O Replace the air filter every six months O If the filter is very dirty you may want to remind the residents that cleaning the filter on a monthly basis helps ensure maximum energy efficiency and to maintain good air quality in their apartment abode COMMUNITIES The average Southern California family uses approximately 500 ga
7. RS COMMUNITY ROOM O Do not damp mop or use wax oil soap or other household cleaners to wash the floors Recommended cleaners are WoodWise Floor Cleaner or Bona Swedish Formula Floor Cleaner O Do not use bleach or pour water on any of the floors O When the room is not use keep the blinds closed Direct sunlight can cause the floor coloring to change O Do not allow residents to walk on the floors in cleated shoes or stiletto heels CERAMIC TILE FLOORS COMMON AREAS Sweep the floor and then clean and scrub using a cotton mop cloth sponge or non metallic brush and an all purpose non oil based cleaner The product should also be grout joint cleaning compatible See the Owner s Manual for information on grout maintenance pt Rigg abode 10 COMMUNITIES MONTHLY INSPECTION CLEANING AND MAINTENANCE lt takes a lot of energy or electricity to run our homes We need electricity to keep our lights on heat and cool our homes wash our clothes and many other tasks Traditional energy sources such as coal oil and natural gas pollute our air and water They are limited resources that can be used up and to remove them can cause significant harm to the land and ecosystem SOLAR PANELS Casa Dominguez uses solar energy which is energy from the sun because it is renewable cannot be used up and creates less pollution and land damage in its removal from the land The roof s solar panels convert sunlight into ele
8. SING To live or build sustainably is to use natural resources produced by the earth air water plants and trees minerals land oil wildlife without using them up or permanently damaging the earth It means we try to use the earth s natural resources to meet our current needs while remembering to be responsible for the needs of future generations Green and other terms like eco friendly or environmentally friendly refer to products and materials that promote sustainability by doing little or no harm to the environment WHY IS BEING GREEN IMPORTANT Why should you care about being green or sustainable Because a green lifestyle benefits Abode Communities its staff and residents the community and the planet A green building e Saves Abode Communities and its residents money e Promotes better health for staff and residents e Conserves our natural resources for future generations to enjoy In comparison to traditional buildings a green home has numerous features that directly benefit its users e Energy saving appliances or systems to reduce energy costs improve our quality of life and conserve our natural resources e Recycling and waste management programs to reduce pollution and save money e Sustainable resources and materials to enhance our health and conserve natural resources Casa Dominguez creates a healthier place to live and work decreases energy expenses for residents and Abode Communities and pro
9. SPECTIONS AND WORK TO BE DOCUMENTED WITH A WORK ORDER Date of Bi annaul Economizer alkaline battery replacement bode COMMUNITIES ONGOING EFFORTS TO CONSERVE ENERGY How to Save Energy and Reduce Costs in Your Office O When possible use daylight to naturally light your office This will help reduce energy use and costs O Turn off the lights in the community rooms and office if the rooms are not being used O Don t run the faucet longer than necessary for your task For example turn off the water when soaping your hands O Use the double sided copier function to print materials O When possible do not print out e mails O Turn off your computer and printer when they are not in use O Use the energy saving mode on the copier machine NEW RESIDENT MOVE IN TASKS As part of their move in orientation to Casa Dominguez each new resident should O Receive a Casa Dominguez Green Living Guide O Be given a tour and demonstration of how to use and maintain the green features in their apartment Use the Green Living Guide as the basis for the tour O Receive a welcome basket that includes sample green household products O Sign off on the Apartment Condition Report When you do the Apartment Condition inspection please be sure to comply with the following semi annual maintenance or operations guidelines for Casa Dominguez green features plus the information on pages 5 and 6 which are not included elsewhere in
10. abode COMMUNITIES GREEN OPERATIONS AND MAINTENANCE GUIDE Casa Dominguez 701 East 3rd Street Suite 400 Los Angeles CA 90013 213 629 2702 www abodecommunities org WELCOME AND INTRODUCTION Welcome to the property management staff for Abode Communities Casa Dominguez Family Apartments At Abode Communities our mission is to open new doors in people s lives through the creative and responsible design development and operation of service enhanced affordable housing We are very proud of Casa Dominguez for the benefits that it brings to our residents and the greater community Casa Dominguez provides much needed affordable housing for working families in the East Rancho Dominguez and Compton communities It also provides an on site community health clinic a child care center and a parent resource center Casa Dominguez offers resident services such as free after school programs for youth and teens a computer lab with free classes for youth and adults a job counseling and training program offered by the Los Angeles Urban League and links and referrals to many other services In addition to these valuable services we are also proud that our Casa Dominguez apartments promote green living and sustainability Following is information on some of Casa Dominguez green features and how to properly use repair and maintain them The information is sorted into daily weekly monthly quarterly semi annual and annual maintena
11. ay of the week Press the MODE and HUMIDITY buttons at the same time to set the correct day The display window will return to its normal operation e Please note that the HUMIDITY button only works to set the time Humidity control is optional feature that is not included with your thermostat To Set the Auto Function and Temperature e Press the MODE button twice The words AUTO COOL and HEAT will appear on the display screen e Press the DOWN arrow until you reach desired heat temperature For 2 60 example if you do not want the apartment to be cooler than 68 degrees set om a O the heat to 68 degrees The furnace will turn on when the apartment is 68 H degrees Li e Press the UP arrow until you reach the desired maximum temperature for the apartment For example set 76 degrees if you do not want the temperature to be more than 76 degrees Setting the Thermostat for the Common Areas e Review the Owner s Manual for instructions on setting the thermostat for different times of the day and use frequency For examples the heat in the offices should be turned off at night when they are unoccupied a i 21 abode COMMUNITIES CEILING FAN Ceiling Fan Use and Maintenance O The direction the ceiling fans turn can be reversed during winter and it will draw warm air into the main living areas In the summer the fan s direction can be set to its normal counterclockwise direction to draw cool air in The lever is on t
12. ctricity which is used to provide power for the community rooms offices parking lot courtyard and laundry room O Use a soft mop and water to wash the panels Carefully remove dirt from the edges of the panels Do not open the inverter panels or wiring Both you and SolarCity are able to monitor energy usage via your computers Energy generation will be higher in the summer when there is more daylight O If you see panel problems contact SolarCity and copy your supervisor and facilities director if the problem occurs during the warranty period Credit Warren Air Video amp Photography COOL ROOF Casa Dominguez has a cool roof made of a plastic like material that reflects sunlight instead of absorbing it The reflected sunlight generates less heat which means the apartment building overall is cooler and requires less electricity to run cooling equipment in the summer O Check for cracking of the plastic membrane the flashing and caulking around the vents Contact Sarnufil if you see any problems and copy your supervisor and facilities director if the problem occurs during the warranty period pt as 11 abode COMMUNITIES LANDSCAPING NATIVE AND DROUGHT TOLERANT TREES AND PLANTS The plants and trees at Casa Dominguez are either drought tolerant or ffom the Southern California area and need less water to grow The trees shade the sidewalk and courtyard area and their shade will help keep Casa Dominguez coo
13. e this system but for it to work the residents can only use liquid detergent to do their laundry as powder detergents contain a level of salt that can damage plants O Ensure that residents are using only liquid detergent in the washers The salt in powdered detergents in harmful to the landscaping O Encourage residents to not use Bleach or Borax because these detergents damage the plants and trees O Encourage residents to use hydrogen peroxide instead of bleach One cup of hydrogen peroxide will work on white and color clothes O Keep the area behind the dryers free of lint and debris O Check the educational signage on the gray water system O Cover or move any exposed irrigation lines Exposed lines could cause people to trip O Look for areas that are continually wet or dry in the landscaping If so there may be something wrong with one of the emitters See the Owner s manual abode 8 COMMUNITIES Most people do not realize that the construction and use of buildings particularly TO homes is the greatest source of pollution in the United States The average person produces 4 5 pounds of trash per day or over 1 600 pounds annually A Green buildings owners and builders seek to reduce reuse or recycle materials in order to create less waste or pollution that goes into our air water and land RECYCLING Each apartment has a small recycling bin located under the kitchen cabinet along with a trash
14. elevisions phones radios and even holiday lights www energystar gov DISHWASHER O Clean the outside of the dishwasher with a soft damp cloth and mild detergent O Clean the inside of the dishwasher with a sponge and a mixture of water and powder dishwasher detergent or liquid dishwasher detergent O Clean the filter screen located on the bottom of the dishwasher Use a paper towel to remove food particles O If there are spots or film inside the dishwasher use a white vinegar rinse to clean the inside of the dishwasher Put two cups of vinegar in a dishwasher safe glass or cup on the bottom rack Run a full wash cycle with an air dry energy saving option Do not use detergent O Clean the drain air gap and make sure the opening is facing the sink lt Ea E O If the resident does not use the dishwasher run the li dishwasher to make sure it is working properly i A See Owner s manual for additional maintenance instructions abode 14 COMMUNITIES REFRIGERATOR O Check and clean the refrigerator grill under the door and the back grill If the grill is very dirty demonstrate to the resident the proper way to clean the grill Confirm the following O The freezer and refrigerator temperature settings are both on 3 O There is a two inch gap between any food and the walls of both the refrigerator and freezer The gap allows air to circulate more freely which is more energy efficient O
15. he lighting timer so that the lights are on between dusk to dawn O Clean and dust light fixtures Dirty bulbs reduce light output Light Bulb Disposal O CFLs are considered hazardous waste because they contain small amounts of mercury and should not be thrown in the trash O Remind residents that halogen torchiere lamps are prohibited because they are a fire hazard Please remember that torchiere halogen lamps are also considered hazardous waste and cannot be put in the trash The nearest Hazardous Waste disposal facility is in San Pedro 1400 N Gaffey St San Pedro CA 90021 It is open Friday through Sunday from 9 00 am to 3 00 pm You can also contact Los Angeles County at 1 888 CLEANLA for the location of the nearest one day Hazardous Waste Drop off Event abode COMMUNITIES SEMI ANNUAL INSPECTION CLEANING AND MAINTENANCE ENERGY STAR APPLIANCES Casa Dominguez also uses energy efficient appliances and products help conserve natural resources create less pollution and save residents money Each apartments refrigerator dishwasher and stove are ENERGY STAR qualified They use up to 38 less energy than standard appliances which means lower energy bills for residents An average home that has all ENERGY STAR appliances can save up to 400 per di p to 400 per NN ear in ener costs Source Energystar gov There are over 32 a gystar gov energystar gov products that have the ENERGY STAR label including t
16. he side of the switching structure WARM MONTHS O Clean the fan blades with a soft brush or lint free cloth Support the or blades while cleaning them so they do not bend Do not use water O Periodically retighten the blade to blade arm screws or blade arm to motor screws to prevent a clicking or humming sound from occurring during operation COOL MONTHS Reverse clockwise See the Owner s Manual for trouble shooting AIR FILTER O Change the air filters A dirty air filter can reduce air quality resulting in increased irritants for people with allergies or asthma It can also increase your energy bill Use a MERV 8 filter HUMIDISTAT Each bathroom has a humidistat which is a device that senses and removes moisture in the bathroom The humidistat fan will automatically turn on and remain on while there is moisture in the air The bathroom light is connected to the humidistat and will turn on too Please be sure your residents understand that the light cannot be turned off while the fan is on The purpose of the humidistat is to create a healthier living environment by reducing the potential growth of mildew from excess moisture Troubleshooting the Humidistat O Look for any potential signs of mildew such as discoloration of the floor or walls If there is discoloration follow the EPA mildew cleaning protocol O Ifa resident complains that the humidistat is remaining on for more than a few minutes c
17. late When residents are cold inside and turn on the heat the damper louvers will close How to Use and Maintain the Economizer System e Change the filter on the barometric relief damper If it is very dirty then change it every three months The filter e Clean the louvers and the portion of the damper that is on the apartment exterior Residents do not have access to the louvers residents should be keeping the grill portion of the damper clean and free from obstructions e Do not touch or put anything inside the louvers It is not safe to do so Pie abode 20 COMMUNITIES PROGRAMMABLE THERMOSTAT 5D The thermostat works with the economizer to achieve the desired temperature in the resident s apartment The simplest setting to use is the AUTO setting for apartments The thermostat can be set to more energy efficient settings for the common areas such as the offices and laundry room when they are unoccupied With the AUTO setting the thermostat will automatically heat or cool the Space based on the current indoor temperature How to Set and Use the Thermostat in Apartments To set the Time and Day e First set the clock Press the MODE and HUMIDITY buttons at the same time e Use the UP and DOWN arrows to get the correct time Then press the MODE button once to set the time When you set the time the numbers on the screen will stop blinking on and off e Now press the UP and DOWN arrows to get to the correct d
18. ler Areas with trees or plants which retain moisture are often several degrees cooler than non shaded areas O Cut back or remove plants trees or grounds cover that are touching the building Landscaping that touches the building could provide rodent or insect access cause building damage or be a fire hazard DO Watch for landscaping that is unexpectedly changing color If so residents may be using bleach or powered detergents See the user s manual for possible corrective action O Check the pH level of the soil Review the Owner s manual for the correct way to adjust the pH level or fertilizer if needed IRRIGATION Inspect the sprinkler system and adjust for seasonal needs Please note that the north and south sides of the building will not need the same amount of water The north side is likely to receive less sun than the south side of the building If the ground is too soggy or muddy it is receiving too much water O Adjust sprinkler heads as needed to ensure that water is being directed to only the landscaping ae us abode 12 COMMUNITIES ENERGY STAR LIGHTING Casa Dominguez has ENERGY STAR compact fluorescent lights CFLs in all apartments and community areas These fixtures use 75 less energy generate 75 less heat and last 10 times longer than standard light bulbs These higher performance bulbs reduce utility costs for residents and help conserve natural resources O Inspect and set t
19. llons of water per day We need water for drinking cooking cleaning bathing and recreation but it is a limited resource especially in times of drought High efficiency water systems used in the kitchens bathrooms and landscaping and the use of native and drought tolerant plants reduce water usage at Casa Dominguez by 50 which lowers water bills and conserves water DUAL FLUSH TOILETS Casa Dominguez uses high efficiency toilets called dual flush toilets which use different amounts of water to flush liquids and solids The traditional toilet uses 2 9 gallons of water with each flush Every time you flush that is nearly three gallons of water down the drain A dual flush toilet reduces water use up to 67 per flush and is compatible with the traditional toilet If all traditional toilets were replaced by a duel flush toilet it would save about two billion gallons of water each day in the United States Look for signs of leaks If the toilet makes any noise after being flushed it likely has a leak Avoid harsh chemicals to clean the toilet Instead use one of the environmentally friendly products in Abode Communities product list HIGH EFFICIENCY FAUCETS AND SHOWERHEADS The faucets and showerheads at Casa Dominguez use less water than traditional fixtures because they have aerators Aerators mix air into the water stream so that less water is used but the water pressure remains the
20. made from renewable and recycled materials and are low VOC The bathroom floor is made from natural linoleum which is made from linseed oil and other natural products and lasts longer than vinyl linoleum The bamboo floor is also a renewable resource with no VOCs CARPET O Inspect the carpet condition and replace heavily stained or torn carpet as needed O Use scissors to clip carpet snags do not pull them or you may damage the carpet O Rub the carpet edge with a coin to remove a carpet indentations caused by heavy furniture O Have the carpets professionally cleaned as needed BAMBOO FLOORS O When the floors need to be refinished and to remain in compliance with the Teragren Warranty follow the manufacturer s instructions for either Basic Coatings Tykote Sandless Recoating System or Bona Prep Recoating Adhesion System See Teragren warranty for additional directions BIO TILE O Scrub the floor with a properly diluted neutral detergent solution such as Armstrong S 485 Commercial Floor Cleaner using a single disc or automatic floor machine and the appropriate scrubbing pad red for light scrub blue green for a deep scrub or equivalent brushes O Thoroughly rinse and allow to dry O If there is sufficient three to five coats polish remaining on the floor buff spray buff or burnish to restore gloss O If needed additional coats of floor polish may be applied at this time O Do not use bleach or pour water on any of
21. nce schedules Also included is some information on what it means to be sustainable and why Abode Communities believe it is important Attached at the end of this operations and maintenance guide is a copy of the Green Living Guide that you will give residents at move in The Green Living Guide provides residents information on how to use the green features in their apartment along with information on local green resources and alternative household cleaning products abode i COMMUNITIES TABLE OF CONTENTS o What is Green or Sustainable Housing LEED for Homes Certification Green Operations and Maintenance Guide Preventative Maintenance Chart On going Efforts to Conserve Energy New Resident Move in Tasks PR AAA High Efficiency Windows Bamboo Floor Ceramic Tile Irrigation Landscaping Walkways Laundry Room and Gray Water System Recycling i abode COMMUNITIES TABLE OF CONTENTS cont Weekly Inspection Cleaning and Maintenance 10 Bamboo Floors 10 Monthly Inspection Cleaning and Maintenance 14 ENERGY STAR Appliances Dishwasher 14 Stove 15 Range Hood 15 Dual Flush Toilets 16 High Efficiency Faucets and Showerheads 16 Water Heater 17 Laundry Room and Gray Water System 18 Carpet 19 Bamboo Floors 19 Bio Tile Ceiling Fan Air Filter Humidistat LEED for Homes Checklist and Verification Forms Copy of Green Living Guide for Residents abode COMMUNITIES WHAT IS GREEN OR SUSTAINABLE HOU
22. onfirm the humidity level which should be set at 70 If the humidistat is set for 70 contact the vendor as there may be a problem with the unit aie abode 22 COMMUNITIES LEED CHECKLIST AND VERIFICATION FORMS 23 abode COMMUNITIES COPY OF GREEN LIVING GUIDE CASA DOMINGUEZ abode 24 COMMUNITIES End Notes Source Greencupboards com Source EPA Sources About com EPA Florida Commission 1990 http www aboututilitybilling com Conservation html gt Source thinkgreen com Source http www eia doe gov kids energyfacts sources renewable renewable html Source US Dept of Energy 1 Source http dow lacounty gov WWD web conserve cfm 2 Source EPA WaterSense 2 Source http www eartheasy com live lowflow aerators htm http www ontimeairfilters com about us a i 20 abode COMMUNITIES
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24. ructed O Build up of soot and carbon on the main burner and pilot burner Check for a soft blue flame O Leaking or damaged water and gas piping gg tg 17 abode COMMUNITIES LAUNDRY ROOM AND GRAY WATER SYSTEM O Contact the laundry room vendor to clean all the dryer vents Clogged vents cause the dryers to be less energy efficient and are also a fire hazard O Check the filter sand level If the sand is 4 below the level of the inlet pipe refill it with 12 grit sand See the Owner s manual for additional instructions O Ask the landscape architect to inspect the gray water system quarterly or semi annually during the first year the building is in service O Note The alkaline battery should be replaced every two years Mis ESA e ATA A a abode 18 COMMUNITIES The carpet tile and linoleum in Casa Dominguez s apartments and common areas are made from renewable or recycled materials which help conserve natural resources They are no or low VOC producis Standard carpets are often made of oil based products which is a non renewable resource containing VOCs The carpet is Green Label Plus which means that the carpet has been certified as having the lowest level of VOCs in the carpet fabric and glues The carpet backing is made with recycled materials which helps to conserve natural resources The tiles in the kitchen living room and hallways are called bio tiles The bio tiles are also
25. s the air quality in the apartment _ which promotes better health CABINETS O Use a sponge or soft cloth with a dish soap and water solution to clean the cabinets O Do not use abrasive cleaners like Comet nor cleaners like Windex that contain ammonia PAINT O Wash walls with a rag with soapy water Do not use any strong cleaners O When painting the walls ensure that a no VOC paint is used See product specifications for brand and color ee as 9 abode COMMUNITIES CARPET AND TILE The carpet and tile in Casa Dominguez are made from renewable or recycled materials to help conserve natural resources Standard carpets are often made of oil based products which is a non renewable resource Casa Dominguez has Green Label Plus carpeting which means that the carpet has been recognized as having the lowest level of VOCs in the carpet fabric and glues The tiles in the Image www homeexcited com kitchen living room and hallway are called bio tiles They are also low VOC O The carpet in the apartment should be professionally cleaned O Replace carpet that has become damaged HIGH EFFICIENCY WINDOWS Casa Dominguez has special windows called Low E windows During the summer sunlight coming through the windows heats up a room Low E windows have a special coating on the glass that reflects some of the sunlight coming into the room The Low E windows help to keep rooms cooler in the summer Clean the Windows
26. same Normal faucets use three gallons of water per minute and regular showerheads use up to five gallons The high efficiency faucets and showerheads use half the amount O Ensure that residents have not changed out the faucets or showerheads because it is a violation of house rules to do so O Look for signs of leaks hard water stains and rust 1 Encourage residents to contact maintenance staff when they have a dripping faucet or showerhead A leaky faucet can use up to 20 gallons of water per day aie abode 16 COMMUNITIES WATER HEATER Each apartment has its own water heater The high efficiency water fixtures help residents to reduce their gas bill heating costs for hot water by as much as 50 O Residents may not store anything in the water heater closet because it is a fire hazard If they do they must remove all items O Ensure that the heater straps and the vent at the top of the heater are secure and that the Care Instruction Use amp Care Guide is visible in the water heater closet O The water heater should be drained and flushed by staff or vendor every six months to prevent sediment build up on the bottom Make a visual inspection of the venting and air supply system piping systems main burner and flame sense hot surface igniter Staff or the vendor should check for O Obstructions damage or deterioration in the venting system Make sure the ventilation and combustion air supplies are not obst
27. tects the environment for future generations AS r Image Triplepundit com k WHY ABODE COMMUNITIES BUILDS GREEN AFFORDABLE HOUSING Abode Communities believes the use of green features in our housing developments benefits its residents and employees the organization and the larger community Sustainability is part of our core values and the decisions we make reflect our commitment to these values from the paper we use in our copy machines to the type of wood we use in our buildings to the cleaning COMMUNITIES supplies we use in the apartments Abode Communities strives to be a leader in sustainability Casa Dominguez has been designed developed and managed by Abode Communities as a model community putting in place building components and practices that are designed to be environmentally friendly self sustaining and healthy for residents LEED for Homes Buildings can have a green rating that measures how sustainable they are Casa Dominguez is undergoing a rigorous review process led by the U S Green Building Council called LEED Certification LEED stands for Leadership in Energy and Environmental Design and the LEED for Homes Green Building Rating System l assesses and validates the greenness of homes Casa Dominguez has been designed and built to qualify for LEED Platinum which is the highest level you can L E E D receive Included on page 23 is the LEED Certification scoring checklist which o shows exactl
28. y what measures are used Page 23 also includes the verification forms signed by the contractors to prove the measures were completed GREEN OPERATIONS AND MAINTENANCE GUIDE For our efforts to be truly successful we need our residents management staff and operations staff to understand and support our efforts We created Green Operations and Maintenance Guide to share with you the different green components of Casa Dominguez how to use green practices in doing your daily work and for you to be able to respond to residents questions and to help them use Casa Dominguez green features correctly It is our goal for all Abode Communities staff to be knowledgeable leaders in sustainability We hope you find this Guide a valuable resource and we welcome your comments and suggestions on how we can make this Guide a more useful tool for you and your co workers Thank you to the following site staff for their input on this guide Don Collier Assistant Manager Clark Residence Dan Roberts Manager Morgan Place abode 2 COMMUNITIES LEED BUILDING FEATURE 4 DjA AAA A 4 4 4 4 PREVENTATIVE MAINTENANCE CHART CASA DOMI NGUEZ APARTMENTS A A AC amp Heater Filters Clean or Replace stat query X Pf fx o MN a pee CCE se HE 0 A O O Fre qu AamSpridrmepesta par vemos am txt To Fro Extinguishers spets sorton Monson am txt TT O 10 10 fx ix fia iai saca Launs Formo a Reseed eno
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