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The Company is committed to providing a safe and healthy workplace for its employees. Preventing
injuries and illnesses is an important objective. You can contribute a great deal to this effort by being
alert to and recognizing potential hazards in and around your work area. If you see a need for
maintenance or repairs, or believe that someone or something may pose a threat to the safety of the
workplace, let your supervisor or office manager know as soon as possible. Any accident or injury that
occurs while on the job must be reported immediately to your supervisor.


The Company’s Safety Manager is Gary Wheat, who is responsible for implementation and
maintenance of the Company’s Safety Program.

Regional Manager’s Responsibilities

   1. Evaluating workplace hazards;
   2. Ensuring that workplace hazards are corrected in a timely and effective manner;
   3. Ensuring that employee training is conducted and appropriately documented.

The Company recognizes that an effective safety program cannot be accomplished without substantial
employee awareness and cooperation. Therefore, to ensure that all applicable health and safety issues
are effectively addresses and communicated to employees, the Company will conduct monthly safety
meetings and post written safety and health materials on bulletin boards.


The Company requires the Manager to conduct monthly on-site safety meetings. The result of these
meetings will help the overall morale and attitude of the employees, as well as promote safety in the
workplace. The agenda to be discussed at safety meetings will include, but are not limited to, such
topics as:

   1.    The Company’s General Safety Rules;
   2.    New or previously unrecognized safety hazards or conditions;
   3.    Hazardous substances;
   4.    Health and/or safety issues of significant importance.

Every employee is required to attend each safety meeting. The meeting agenda will be supplied to you
by the Company. Managers should encourage participation in the meeting asking employees for input
and feedback.

IMPORTANT! Safety Meeting sign-in sheets accompanied by the meeting agenda notes are required
to the submitted to Deborah Kerr in Payroll monthly as per the Management Calendar.

Safety                                             1

The Company will provide updated health and safety information to employees in the form of bulletins
to be used to conduct the monthly safety meetings. These special safety topics/bulletins will notify
employees of immediate safety and health concerns that are indicative of our industry.


An effective safety program requires that hazards be identified so they may be corrected and/or
controlled. Maintenance Supervisors should conduct regular inspections of all equipment including,
but not limited to: ladders, electrical or gas powered tools, golf carts, blowers, paint sprayers, A/C
equipment, pool equipment and lawn equipment. Additionally, maintenance work areas such as
maintenance shops, fire rooms, storage rooms, pool rooms and boiler rooms should be inspected
regularly to ensure safety standards are met and hazards are reduced.

Employee Responsibility to Report Hazards

Any unsafe condition or hazard in the workplace should be immediately reported to a Supervisor or the
Safety Manager. Employees who report any workplace hazard or unsafe condition can be assured there
will be no disciplinary consequences.


All accidents or near accidents, which result in or could have resulted in injury or illness of employees,
must be immediately reported to a Supervisor or Safety Manager. All work related accidents will be
promptly investigated by the Company. Upon report of the injury, the Supervisor will:

   1. Immediately ensure the employee received proper medical attention, if needed and agreed upon
      by the employee.
   2. Complete the Manager’s Incident Report and submit to Holly Roberts and copy Brad Hall,
      Gary Wheat and Tom Teague.

For more information on Worker’s Compensation and Bodily Injury claims and procedures, please
refer to Chapter 1 of this Manual – General Policies.

The Company is committed to instructing all employees in safe and healthy work practices. Training
will be given in the form of monthly Safety Meetings or when an employee has been given a new job
assignment for which training has not been previously received. Additionally, training will be
provided whenever a new substance, process or procedure is introduced to the workplace or whenever
the Company is made aware of a new or previously unrecognized hazard.

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The Company’s Disciplinary Action Policy is to help promote and ensure your safety on the job. An
important part of every job is to work safely. The General Safety Rules set forth below have been
developed to help you achieve this goal. If a Supervisor or fellow employee brings a violation of
safety rule or procedure to your attention, it is expected the problem be immediately corrected.
Injuries often result when short-cuts are used instead of prescribed procedures. It is Company policy
that no amount of increased production compensates for the risk of injury to employees taking
unauthorized short cuts.

The Company will strictly and uniformly enforce all Company Safety Rules. Any violation of safety
orders, rules or regulations will result in disciplinary action, up to and including termination of
employment. Our goal is to provide a safe work environment. Your continued cooperation in
following the Safety Rules will help us to achieve this goal.

The personal safety of each employee is of primary importance. The prevention of occupationally
induced injuries and illnesses is of such consequences that it will be given precedence over operating
productivity whenever necessary. In keeping with the highest standards, management will provide all
mechanical and physical facilities required for personal safety and health. This section contains a list
of general guidelines to assist employees in keeping the workplace as safe as possible.


        Gloves                                               Head Protection
        Masks                                                Hearing Protection
        Belts                                                MSDS Book on file in Leasing Office
        Goggles/Safety Glasses


   1. Know the location of fire and safety exits.

   2. All employees should familiarize themselves with the location of first aid equipment and fire

   3. All emergency equipment such as fire extinguishers, fire alarms and exit doors must be kept
      free from obstacles.

   4. All injuries, no matter how minor, must be immediately reported to management.

   5. All employees should learn the hazards of their job by discussing them in detail with their

Safety                                              3
   6. Each employee should provide any suggestions concerning safety and hazards to their

   7. When job conditions or positions change, so do the hazards; therefore, each employee should
      learn to anticipate new hazards and plan their avoidance.

   8. Each employee should develop a daily routine of checking their job area, equipment and
      machinery for any potential hazards or deficiencies.

   9. All tools, equipment and machinery are to be maintained and in a good state of repair.
      Dangerous work conditions, hazards and all defective tools, equipment and machinery should
      immediately be brought to the attention of management. Never attempt to use equipment that
      is defective or has defective safety devices.

   10. Employees should read the manufacturer’s safety recommendation for operating maintenance

   11. Never attempt to operate any equipment without specific instruction, direction and
       authorization by your supervisor.

   12. Each employee should wear all required personal protective devices.

   13. All employees should familiarize themselves with the performance limitations of their tools and

   14. Any equipment that appears to have been tampered with should not be used until maintenance
       has had an opportunity to examine it and release it for use.

   15. Equipment should not be repaired, oiled or adjusted while in operation. An exception is
       equipment that is designed or fitted with safeguards for this purpose.

   16. Operation of heavy equipment should be handled with special care, especially where there is a
       possibility of overturning in dangerous areas.

   17. Practice good housekeeping by keeping workstations neat and orderly; deposit refuse in proper

   18. Loose clothing, long sleeves, ties, gloves, or jewelry are not to be worn when working on
       machinery. Additionally, long hair should be tied back to prevent injury.

   19. When lifting heavy objects, use leg muscles instead of back muscles; get help when you need
       it. Each employee should be issued a copy of The Basic Safety Lifting Guide at the time of

   20. Use a ladder when required.

   21. Wash thoroughly after handling hazardous or poisonous materials and follow all special

Safety                                            4
   22. Horseplay, scuffling, practical jokes and other acts which tend to have an adverse influence on
       the safety or well being of employees are prohibited.

   23. Anyone under the influence of intoxicating liquor or drugs will not be allowed on the job in
       that condition and may be terminated.

   24. Each employee is expected to be responsible for their own safety and at the same time, exercise
       care in avoiding injury to their fellow employees and others.

   25. Attend every monthly safety meeting.


Good housekeeping is the key to prevention in most fires which occur in apartment buildings.
Therefore, it is the responsibility of all employees to ensure that all flammable or combustible
materials are properly stored and not allowed to accumulate. Any violations of this directive must be
reported to a Supervisor or the Safety Manager.

It is the responsibility of all employees to ensure that all flammable or combustible materials are
properly stored and not allowed to accumulate. Potential Fire Hazards are:

        Excess accumulation of trash and rubbish;
        Disorderly or messy storage, supply and maintenance rooms;
        Oil/paint soaked rags not stored in metal containers;
        Use of flammable cleaning and polishing materials;
        Exposed electrical wires;
        Insufficient number of receptacles and circuits;
        Frayed or worn electrical extension and appliance cords;
        Open or inadequately covered electrical outlet boxes and cabinets;
        Improperly grounded or ungrounded electrical tools and appliances;
        Dirty or inadequately lubricated electrical motors;
        Fuel-line leaks in boilers, furnaces, heaters or ovens;
        Heating appliances inadequately insulated from surrounding combustibles, or surrounding
         combustibles showing signs of excess heat.

Some procedures for preventing potential fire hazards identified above are:

   1. No smoking in areas where chemicals or flammable cleaning and polishing materials are kept;
   2. Proper storage of all hazardous substances as outlined in the Material Safety Data Sheets
      (MSDS) on file;
   3. Trash and rubbish stored in covered metal containers or dumpsters;
   4. Remove all ignition sources and activities from areas where flammable materials are used
      and/or stored;
   5. Repair or replace faulty wiring and properly maintain all electrical devices; and
   6. All electrical machines or heat producing elements turned off when not in use.

Maintenance personnel are recommended to carry a fire extinguisher in their golf cart or vehicle and
have an extinguisher handy when soldering pipes.

Safety                                             5

        When replacing compressors or reclaiming the refrigerant from the system, make sure enough
         time has passed for the residual refrigerant vapor to dissipate before lighting a torch in the
         immediate area. This is to avoid creating phosgene gas (a toxic gas caused by burning
         refrigerant: R-22).

        Inspect your gauge manifold hoses for dry rot or cracks. Use only hoses in good condition.

        Due to the possibility of electrical shock, no repairs are to be done on an air conditioner
         condensing unit in the rain or during lightning storms. Also, no repairs are to be done at night
         because of the chance of injury.

        All possible gas leaks are to be checked with soap solution- never with an open flame.


        Inspect all ladders and scaffolds before using. Report any defects to your supervisor.

        Do not use makeshift ladders or scaffolds.

        Always face the ladder and use both hands for ascending and descending. Raise or lower tools
         or equipment by means of hand line or container. Do not have metal tools hanging from belt or
         out of pockets while climbing ladder near electrical work. All portable straight ladders must be
         equipped with safety shoes or other non-slip devices.

        Metal ladders must not be used near electrical lines or controls or when performing electrical
         work. Metal ladders should not be used during a rain or electrical storm.

        Put the ladder against the structure at a 72.5-degree angle or 5 ¼ feet from the base of a 24-foot
         ladder to building – 8 ¾ feet from the base of a 40-foot ladder to building.

        When climbing over 25 feet, a second person is to hold the ladder.

        When using a ladder against a pole, the ladder should be tied off before work is started.


        Always have the area marked for utilities before digging even by hand. Contact local utility
         providers for help in locating lines that could be affected by the digging.


        There should always be a minimum of two men working together on a roof.

        Whenever work is being done on or around the edge of a roof, a second person over the ridge
         of the roof must hold the rope that is tied around the waist of the person doing the work. (For

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         example: cleaning gutters from the top of the roof, patching the roof, skylight repairs, chimney
         repairs, etc.).

        No one is permitted to work on roofs after dark or in inclement weather.


        Ensure the power is turned off before working on any electrical apparatus.

        When replacing an outside breaker (100-amp main), the electric meter must be pulled. Always
         use two persons for this task.

        A meter capable of measuring voltage is to be used to be certain the power is off.

        Adhere to the lockout tag out program. Turn off power at the circuit breaker panel prior to
         performing electrical repair, and then test the wires to make sure the power is really off.

        All receptacles and boxes must be grounded.

        Never touch parts of the plumbing system or gas piping when working with electricity or while
         using an electric appliance.

        Do not stand on damp surfaces while making electrical repairs.


        When filling a chlorinator, be sure the water supply to the chlorinator is off before opening top.

        Never pour granular chlorine directly into skimmers for shock. Granular chlorine should be
         diluted in a bucket with water prior to pouring into the skimmer to prevent risk of a violent
         chemical reaction.

        Never use any petroleum products that could come in contact with chlorine, as this could cause
         an explosion. Use only approved lubricant on chlorinator.

        Pool pump room must have adequate ventilation.

        All pump room doors should remain locked at all times.

        All chemicals are to be stored off the floor in a locked room.

        Ensure no water leaks in the pump room to prevent chemical reactions.

        All pool rooms should be labeled Hazardous Chemicals.

        Never pour granular chlorine into chlorinator, use tabs only.

Safety                                               7
        Make sure all containers have lids to protect the contents from water intrusion or the protection
         against escaping chemical fumes.


        The first rule for handling a job is to size up the load and observe the load’s position and
         surrounding hazards. If it is necessary to move objects, ask for help.

        Each property should provide a back brace to be worn for heavy lifting. Whenever a
         Maintenance team member has to lift a weight considered heavy (or over 50 pounds), the back
         brace should be worn. If this brace is not available, notify your supervisor immediately for a
         replacement before doing any heavy lifting.

        When lifting, keep back straight, bend knees and make use of the leg muscles. Use a dolly or
         cart to move heavy or bulky items.

        Stand as close to the load as possible, set feet firmly, placing one foot alongside the load and
         the other slightly behind the load.

        Get a good grip on the load, keeping it close to the body while lifting.

        Choose the lifting position that feels comfortable, with or without a straight back.

        Lift gradually, avoiding quick, jerky motions. Move in the direction of the lift. This will
         control your center of gravity and give you better balance.

        Turn feet, not hips or shoulders, if turning is required.

        Avoid reaching. Use a stepladder or step stool to reach high places. However, when you do
         have to reach for an object, grip it with palms up and lower the object slowly. On the way
         down, keep the object as close to the body as possible.

        Watch out for protruding nails, sharp edges, etc.

        Wear protective gloves.

        When moving appliances, two maintenance personnel must be used to move the equipment.


        Keep your back as straight as possible.

        Keep weight load close to the body and centered over your pelvis.

        Counterbalance your load by shifting part of your body in the opposite direction from the load
         so your load will be in balance.

Safety                                                 8
      Put your load down by bending the hips and knees with your back straight and the load close to
       your body.

      If the load is too heavy, get help.

      When the load is carried by more than one person, allow one individual to be the leader so you
       have good timing and coordination.


      Whenever replacing windows, use a suction handle to reduce breakage.

      Always use heavy gloves to avoid cuts.

      Always use safety glasses or goggles to protect your eyes.


      Company owned tools are furnished for certain jobs. Report defective tools to your supervisor.

      Keep your personal tools and equipment in good condition at all times.

      Use tools only for the purpose for which they were designed. Do not hammer wrenches or us a
       pipe extension. Do not use a file without a handle. Do not use a file as a pry tool.

      When using a pry bar, be sure to check your balance and footing before exerting your full

      All portable power tools must be grounded.

      All power tools and machinery must be equipped with manufacturer’s guards. No equipment
       may be used when guards have been removed. No guard or safety device will be removed or
       made ineffective unless repairs or adjustments are required and must be replaced as soon as
       repairs or adjustments have been completed.


      Protective clothing and equipment that are required for your job must be worn as prescribed.
       For example, wear a back support belt when lifting anything over 25 pounds.

      Approved eye protection must be worn in accordance with approved standards and property

      Wear no loose, ragged clothing around moving machinery.

      Inspect your safety equipment each time before using and immediately report any defeats to
       you supervisor. You will be responsible for the condition of your safety equipment.

Safety and Security                                 9
       When using Kilz or any other toxic product in an apartment, the apartment must be adequately
        ventilated and proper masks worn


       Never use any insecticide in or around an apartment or building. We are not licensed. Call the
        exterminator for this service.

       The only exception to this rule is the use of wasp and hornet spray outside only.

       Always wear gloves and goggles to prevent injury to eyes.


       Do not show apartments to prospective residents when drives, walks, and breezeways are
        frozen over.

       All personnel should wear proper shoes during slick or icy conditions (i.e., traction type rubber


Every hazardous chemical that is used or stored on property must be identified. Each Property
Manager, with the aid of their maintenance staff and suppliers, is responsible for identifying and
storing all hazardous chemicals on the property in the proper manner.

1. A Material Safety Data Sheet (MSDS) must be obtained for every item purchased and kept in the
   MSDS logbook. An MSDS is a written document that provides extensive information on the
   chemical identification of components, as well as other important information such as use, hazards,
   and protective measures to be taken should a product be misused or misapplied.

2. Each hazardous chemical should be identified and labeled the same way it appears on the
   respective Material Safety Data Sheet. Remember: we are trying to develop a system that will
   make it easy for employees to locate the proper MSDS in an emergency.

3. Each MSDS should be labeled and put in alphabetical order in the MSDS book, separated by
   dividers labeled: Office, Maintenance and Pool Pump Room.

Labeling of Chemical Containers

It is the responsibility of the chemical manufacturer, importer or distributor to ensure that each
container of hazardous chemicals are labeled, tagged or marked with the following information:

   Identity of the hazardous chemical(s)
   Appropriate hazard warnings; and

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   Name and address of the chemical manufacturer, importer, supplier, or other responsible party.

Note: It is not necessary to affix new labels to comply with this section if existing labels already
convey the required information.

Understanding Warning Labels

It is important that each employee understand the information provided on the warning label.

Identity: Primary information on a warning label is an identity (name) of the chemical and appropriate
hazard warning; meaning, any chemical or common name which is indicated on the MSDS for the
chemical. The identity used shall permit cross references among the required list of hazardous
chemicals, the label and the MSDS.

Hazard Warning: The hazard warning can be a brief statement, pictures, symbols, or combination
thereof appearing on a label or other appropriate forms of warning which convey the hazardous effects
of the chemical (flammable), a physical hazard or (causes lung damage) a health hazard. Following
are definitions of the physical and health hazards encountered on various warning labels.

    1. Physical Hazards: Some materials are hazardous because they can react with the environment
       in ways that hurt people. Injuries can occur when you are too close to these materials under the
       wrong circumstances.
              a. Flammable: Flammable materials burn at room temperature, or below. Flammable
                  gases, when mixed with the proper amount of oxygen (usually from the air), will
                  burn when ignited.
              b. Explosive: Explosive materials give off sudden, almost instantaneous volumes of
                  gas when subjected to pressure, shock or heat.
              c. Pyrophoric: Pyrophoric materials burn on contact with the air.
              d. Oxidizer: Oxidizers are materials which supply oxygen or otherwise help or cause
                  other materials to burn.
              e. Unstable: Unstable materials undergo changes which can be hazardous under
                  normal storage, use or transportation conditions.

    2. Health Hazards: Other materials are hazardous because they cause illness or disease when they
       are taken into the body. These materials are directly responsible for the harmful health effects
       you see after exposure.
               a. Toxic or Highly Toxic: Almost all materials can be hazardous under the wrong
                   conditions. Small amounts of most materials may cause mild symptoms which
                   disappear once the person is removed from the exposure. Still larger doses can
                   cause more severe illnesses, with some permanent injury or even death.
               b. Sensitizer: Sensitizers cause changes in the body’s defense system that harm when
                   the individual is exposed to even trace amounts of the material at a later time.
               c. Corrosive or Irritant: These materials cause injury or irritation when they come in
                   contact with eyes, skin or the mucous membranes. Acid (in high concentration) eats
                   away skin. At low concentration, acids may only cause a slight reaction which goes
                   away without treatment.

Safety and Security                               11
Complying with the Labeling Standard

To comply with the labeling standard:

1. Ensure that labels on all incoming containers of hazardous chemicals are not removed or defaced.

2. Ensure those labels, or other forms of warning, are legible, in English, and prominently displayed
   on the container.

3. Ensure that incoming containers of hazardous chemicals come with the correct MSDS. It is not
   necessary to obtain a new MSDS if you already have one in the MSDS book.

4. Since all hazardous chemical containers must be labeled, limit the number of "secondary"
   containers on your property. The only secondary containers should be spray bottles used by
   housekeeping. Secondary containers must be labeled as outlined above.

Obtaining Material Safety Data Sheets

Material Safety Data Sheets are required for each hazardous chemical in the workplace. The
manufacturer, importer, distributor or supplier should provide them at the time of the first shipment.
All retail distributors who sell hazardous chemicals to commercial customers must provide an MSDS
to customers upon request.

Obtaining Missing MSDS’s

For each MSDS that is missing call the respective supplier and ask them to please send an MSDS as
soon as possible.

Organization of the MSDS Notebook

Material Safety Data Sheets are intended to be the primary source of information regarding hazardous
chemicals. The development of an MSDS Notebook is very important for the storage and upkeep of all
MSDSs. Each property is required to adhere to the following requirements for the MSDS Notebook:

1. Each notebook should be a red, three-ring binder with a label indicating "MSDS Notebook."

2. Each notebook should be divided into the following labeled sections as follows:

      Office Material Safety Data Sheets
      Maintenance Material Safety Data Sheets
      Pool/Spa Material Safety Data Sheets

3. MSDSs should be three-holed punched and put into the labeled three-ring binder.

4. The MSDS notebook must contain an MSDS for each chemical used on the property. Each MSDS
   should be alphabetically entered in the notebook.

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5. New hazardous chemicals introduced in the workplace should not be used until the appropriate
   MSDS has been received, referenced and filed in the MSDS notebook.

6. The MSDS notebook must be accessible to all employees at all times. MSDS notebooks must never
   be taken from the property.


Employee awareness of the procedures to be followed in emergencies can help prevent injuries,
accidents, deaths and property loss. If exposed to an emergency situation, employees should never put
themselves, their co-workers, and/or residents in a situation that could involve risk to lives or safety. In
the event of an emergency, including fire, flood, hurricane, tornado or other catastrophic event,
Company employees are instructed to contact their Supervisor and the Safety Manager.

The most important considerations, in the following order, are:

   1.   Protecting human life and health.
   2.   Containing damage to the property.
   3.   Appropriately communicating inside and outside the Company.
   4.   Timely incident reporting and follow-up.

Responsibilities for Handling Emergencies

In an emergency situation, it is your responsibility to respond effectively and contain the situation as
quickly as possible. As emergency situations do not routinely occur at a property, it is crucial to
regularly review the procedures for handling such incidents. Do not wait until an emergency occurs to
become familiar with this information.

It is the responsibility of the Manager to ensure that each site employee has received training in
handling emergency situations and understands the requirements for properly communicating during
and after emergency situations.

Communicating Within the Company

For any emergency situation, it is important that you contact your supervisor once the situation is
under control, and work together to continue managing the situation in the appropriate manner. If you
are unable to reach your immediate supervisor, contact your Regional Manager. Continue trying to
make contact with someone in a supervisory position until you reach an appropriate person.

You should also notify your Regional Manager by telephone immediately if your property experiences
one the following

       Death                                                    Car jacking
       Aggravated assault/rape                                  Cash missing
       Robbery                                                  Serious injury

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      Theft of company property                             Burglary
      Automobile theft                                      Fire

Communicating with Residents and Others

In the event of an emergency, you will be provided with specific instructions for communicating with
the residents. Prior to distribution, your Regional Manager must approve all resident notifications
about emergencies, safety or crime. Once you have received instructions and/or approval for resident
communications or notifications, you should:

   1. Inform residents of the incident or pending emergency situation, as applicable. As with the
      media, don’t provide additional comments without approval. Don’t speculate or pass on
      unconfirmed information.

   2. Keep the answering service informed as to the status of the situation, and provide specific
      instructions (as approved by your Regional Manager or Corporate Office) for responding to
      inquiries about the situation.

   Note: Be careful not to provide the answering service with any information that could be
   misinterpreted. Advise them as to when a Company spokesperson will be available for comment.

Communicating After the Emergency

Some emergency situations may have continuing effects on people and property for some time after
the initial impact of the emergency. Additional information should be provided to residents if it is
available. Seek the advice, counsel and authorization of your Regional Manager in developing any
follow-up communication pieces for residents and others.

Take time to send acknowledgment letters to those who may have assisted during the crisis, such as the
fire department, police or the Red Cross. Publicly recognize private citizens, employees, and residents
who may have committed heroic acts to save lives.

The Manager should personally contact any individuals who were affected by the crisis.


Employees are expected to respond to accidents or medical emergencies immediately and to provide
assistance as needed to paramedics, police or other emergency services personnel.


In the event of an accident or medical emergency on the property:

   1. Call 911 and/or the police, giving accurate information about the location and nature of the
      accident or medical emergency.

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   2. Assign an employee to meet the paramedics or police and direct them to the site of the medical

   3. Available staff employees should proceed to the accident to assist, if appropriate.

       IMPORTANT! Do not attempt to move the victim unless the victim is at risk. If necessary,
       secure the area to prevent further accidents.

   4. Inspect the scene of the accident carefully and take mental notes. Provide whatever helpful
      information you can to emergency personnel when they arrive at the scene.

   5. Take pictures of the area in which the accident occurred.

   6. Make no statements and do not discuss fault or liability.

   7. Notify your Regional Manager and Brad Hall.

   8. If the police are involved, obtain a copy of the police report as soon as possible.

   9. Complete and submit an Incident Report form immediately. Send to Holly Roberts and copy
      Brad Hall, Gary Wheat and Tom Teague.


Should a resident or guest be involved in an auto accident on the property, the following procedures
should be executed.

Note: Should any employee be involved in an auto accident while on Company time regardless of
location, inform your immediate supervisor and the Corporate Office.


In the event of an auto accident on the property, you should:

   1. Call 911 and/or the police.

   2. Depending on the severity of the accident, it may be appropriate to refer to the procedure for
      “Accidents or Medical Emergencies.”

   3. Obtain the names and addresses of witnesses. Do not discuss fault or liability.

   4. Encourage all parties involved to contact their insurance carrier as quickly as possible.

   5. Notify your Regional Manager, Brad Hall or Chairman.

   6. Complete and submit an Incident Report form immediately. Send to Holly Roberts and copy
      Brad Hall, Gary Wheat and Tom Teague.

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Domestic disputes have the potential for leading to domestic violence. Therefore, the police should be
contacted immediately if you become aware of a domestic dispute occurring at the property.


In the event of a domestic dispute occurring at the property:

   1. Call 911.

   2. Notify your Regional Manager.



In the event of an elevator emergency:

   1. Make sure no one is stuck in the elevators (especially in the event of a power failure).

   2. If someone is stuck in the elevator, he/she should use the telephone in the elevator. The
      monitoring service will dispatch the elevator company to help people off the elevator. The
      elevator company will also contact the following parties, in this order listed below, if the
      emergency is not life threatening:

            1. Maintenance Supervisor
            2. Fire Department
            3. Regional Manager or Chairman

IMPORTANT! You should respond immediately to assist the individual in the elevator. If the
emergency IS life threatening, the elevator company should call the Fire Department FIRST prior to
calling the Maintenance Supervisor and/or Regional Manager or Chairman.

   3. Check stairwells for clear access.

   4. Put an “out of order” sign on the elevator doors on each floor.

   5. Contact residents who are disabled only if all elevator access to the building is inoperable.

Once the elevator has been repaired:

   1. Verify that the elevator is running correctly.

   2. Notify disabled resident(s).

   3. Remove the “out of order” signs from the elevators.

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Being prepared in the event of a fire is a responsibility of every employee. Each employee should
know location of all fire exits, fire fighting equipment and alarm pulls on the property, and learn how
to properly use the fire extinguishers.

Never put your fellow employees or residents at risk of injury. Employees should not attempt to fight a
fire unless it is very small. You should execute the following emergency procedures to limit damages
and prevent injuries.


In the event of a fire with structural damage on the property:

   1. Call the fire department or 911.

            Provide accurate directions to the property.
            Identify the location of the fire.
            Specify if the fire is near a maintenance shop, boiler room or chemical storage area.

   2. Follow any directives from the local police/fire department or law enforcement agency to
      minimize the destruction of property, enforce crowd control and ensure the safety of all

   3. Contact your Regional Manager, Chairman, Brad Hall and the Maintenance Supervisor. Each
      should be notified.

   4. Proceed to the vicinity of the fire with extinguishers, walkie-talkies and several available staff
      members, if possible. Leave one staff member in the leasing office with another walkie-talkie,
      to answer the telephone, deal with residents, and access keys to allow the fire departments to
      enter whichever apartments necessary. NEVER take unnecessary risks to extinguish a fire.

   5. Without putting your own life or safety at risk, investigate to see if everyone is out of the
      building. Evacuate the building if necessary, closing doors where possible to help prevent the
      fire from spreading.

   6. Prior to the arrival of the Fire Department or EMS, calm displaced residents and direct them to
      a comfortable place, such as the clubhouse or model apartment.

   7. Respond to injuries. Make note of the following: Was an ambulance service used? Which
      hospital was the victim taken to?

   8. If residents are unable to occupy their apartments, work with them to secure interim housing,
      preferably on the property.

   9. Notify the answering service and supply them with specific instructions (approved by a
      Regional Manager) for responding to inquiries about the situation.

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   10. Take a picture of the damaged area.

   11. Do not allow residents to enter fire-damaged apartments without an escort from the fire

   12. Do not touch or move anything around the fire-damaged area. The fire department should mark
       off the area.

   13. Contact refurbishing company to get any needed apartments ready.

   14. Compile a list of all residents, employees and other individuals who assisted during the
       emergency. Thank you letters should be sent to these individuals.

   15. Contact the Corporate Office as soon as possible. Complete and submit an Incident Report
       immediately to Holly Roberts and copy Brad Hall, Gary Wheat and Tom Teague.


If there is a fire in the leasing office, follow the same procedures as for apartment fires. These
additional procedures should also be followed:

   1. Secure the building, if possible.

   2. Establish a temporary office. Notify supervisors and the main office of the telephone number.

   3. Following the initial emergency, begin taking inventory of all destroyed items (i.e., resident
      files, office furniture, personal belongings.)

   4. Make the temporary office functional:

             Lease furniture if necessary.(under direction of Regional Manager)
             Reroute incoming mail to the new address.
             Send a letter to residents informing them of the phone number and location of the
              temporary office.
             Order necessary basic supplies (i.e., stationary, forms).
             Set up a temporary key closet and key tracking system.
             Provide temporary signs with directions to the office.
             Have a monitored alarm system installed.


The two types of flood emergency conditions, which may affect your property, are:

      Floods due to water system problems.
      Floods resulting from rising water or rainstorms.

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Floods Due to Water System Problems

In the event of a flood from the water system, your first step should be to locate and shut off the main
water valves or the appropriate valve(s) for the affected area(s). See procedure below for specific
guidelines on how to handle this emergency situation.

Floods Due to Natural Causes

In the event of flood conditions due to heavy rains and rising water, you must stay informed of local
weather conditions that may affect the property. Listen to local radio or television stations for the
emergency conditions in your area.

      A flash flood watch means flash flooding is possible in your area.
      A flash flood warning means flash flooding is occurring or will occur soon in the area.

You should follow and implement any directives from local authorities or off-site company/personnel
to minimize the destruction of property, enforce crowd control and ensure the safety of all individuals.


In the event of any flooding at the property:

   1. Evacuate residents from the flooded apartments, as it may become necessary to discontinue
      electrical power to these units.

   2. Calm displaced residents and offer the use of a dry place, such as the model or the guest suite if
      one is located on your property.

   3. Notify your Regional Manager.

   4. Notify the answering service and supply them with specific instructions (approved by a
      Regional Manager) for responding to inquiries about the situation.

   5. Take pictures of the damaged area.

   6. Complete and submit an Incident Report to Holly Roberts and copy Brad Hall, Gary Wheat and
      Tom Teague.

   7. Schedule any necessary repairs either in-house or through an approved contractor


Hurricanes threaten eastern and southern states in some seasons. Extremely high winds can cover areas
up to 100 miles in diameter.

The National Weather Service tracks hurricanes. This tracking system generally allows adequate time
to prepare for emergency conditions. Stay tuned to a local radio or television station to keep informed
of the latest advisories, watches, warnings or special instructions.

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      A hurricane watch means that a hurricane may threaten the area within 24-48 hours.
      A hurricane warning means that a hurricane is expected to strike the area in 24 hours.

Note: The greatest danger from a hurricane is often a result of the tornadoes and flash floods that may
accompany the hurricane. To be fully prepared for any circumstances resulting from a hurricane, you
should also familiarize yourself with the emergency procedures for “Tornadoes” and “Floods” when a
hurricane is imminent.


If directed by local authorities to evacuate the local area, the property offices will be closed and all site
employees will be off duty, including on-call responsibilities, until the storm has passed. After the
hurricane, site employees should make efforts to contact their supervisor to inform them of their ability
to return to work.

Preparing for a Hurricane

In preparation for an impending hurricane or in preparation for an evacuation, you should:

       1. Notify your Regional Manager.

       2. Notify all residents as early as possible by distributing a Hurricane Warning notice or
          posting them in all common areas and entrances to the property, whichever time allows.

       3. Follow all instructions and take all other precautions communicated by your Regional
          Manager, including the following:

                  Disconnect electric power where appropriate.
                  Shut down all irrigation systems.
                  Lower all pool water levels and turn off power to pool pumps.
                  Secure all pool furniture (move to storage or place in pool), dumpsters, signage and
                   loose guttering.
                  Store office/shop/maintenance inventory above water level.

       4. Protect the data on office computers by backing-up fully, turning computers off, and storing
          back-up disks in a secure, dry place.

       5. If directed, board up all windows to the leasing office, maintenance shop, and other
          common areas.

       6. Attempt to locate and/or stock items that you may need immediately after the storm, such as
          bottled water, flashlights, garbage bags, shovels, rakes, portable phones, plywood, gasoline,
          batteries, radio and medicines.

       7. Listen to the radio for advisory warnings. The advisories will usually start 24 hours in

       8. Keep phone lines as clear as possible.

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After the Hurricane

   1. If there are any injuries as a result of the hurricane, call 911 and/or the police. Refer to the
      procedure in Accidents and Medical Emergencies.

   2. Immediately call the appropriate utility company if damage has occurred.

   3. Check to see if any trees have fallen. Take necessary action to remove from buildings and roads
      on property.

   4. If residents are unable to occupy their apartments, work with them to secure interim housing,
      preferably on the property.

   5. Notify the answering service and supply them with specific instructions (approved by a
      Regional Manager) for responding to inquiries about the situation.

   6. Take pictures of any damaged areas.

   7. Complete and submit an Incident Report form immediately to Holly Roberts and copy Brad
      Hall, Gary Wheat and Tom Teague.

   8. Follow up with any residents affected by the storm.

   Note: If you have lost power and your phone system is down, you may be able to use your fax
   phone, as it is not part of your electrical phone system.

   Note: Resident belongings should be insured through their individual renter’s insurance. Any
   settlements with residents should be referred to the Corporate Office.


A tornado is a violent, dangerous, rotating column of air which is in contact with both the surface of
the earth and a cloud. Tornadoes come in many sizes but are typically in the form of a visible
condensation funnel, whose narrow end touches the earth and is often encircled by a cloud of debris
and dust.

The National Weather Service tracks tornadoes. This tracking system generally allows adequate time
to prepare for emergency conditions. Stay tuned to a local radio or television station to keep informed
of the latest advisories, watches, warnings or special instructions.

      A tornado watch means that conditions are favorable for a tornado to strike.
      A tornado warning means that a tornado has “touched down” in a particular area and
       conditions are favorable for damage and people should take cover.

Tornado Safety

If directed by local authorities or a tornado siren is warning your area that a tornado is imminent,
employees should go to the lowest floor or a small center room such as a hallway or closet with no

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windows. Employees should crouch as low as possible to the floor, facing
down; and cover their head with their hands to protect against falling debris
in case the roof and ceiling fail. Employees should remain in the location
until the warning sirens of stopped. If your property has elevators, STAY
OFF the elevators, as you could be trapped in them if the power is lost.

After the Tornado

   1. If there are any injuries as a result of the tornado, call 911 and/or the police. Refer to the
      procedure in Accidents and Medical Emergencies.

   2. Immediately call the appropriate utility company if damage has occurred.

   3. Check to see if any trees have fallen. Take necessary action to remove from buildings and roads
      on property.

   4. If residents are unable to occupy their apartments, work with them to secure interim housing,
      preferably on the property.

   5. Notify the answering service and supply them with specific instructions (approved by a
      Regional Manager) for responding to inquiries about the situation.

   6. Take pictures of any damaged areas.

   7. Complete and submit an Incident Report form immediately to Holly Roberts and copy Brad
      Hall, Gary Wheat and Tom Teague.

   8. Follow up with any residents affected by the storm.

   Note: If you have lost power and your phone system is down, you may be able to use your fax
   phone, as it is not part of your electrical phone system.

   Note: Resident belongings should be insured through their individual renter’s insurance. Any
   settlements with residents should be referred to the Corporate Office.


It is important to anticipate the problems that storms and freezing weather can cause, and prepare your
property appropriately.

Freeze Watch

Any time a freeze watch goes into effect for your area, keep all water pumps running in fountains and
pools and continue to monitor these areas.

Freeze Warning

Any time a freeze warning goes into effect for your area, follow the procedure in this section:

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Note: All personnel will be on standby and prepared to report to work if activated by their supervisor.
If you are unable to contact your supervisor, report to the property closest to your home and continue
to contact your supervisor from this location.

Preparation Procedure

   1. Site plans should be marked with water cutoffs and other pertinent information.

   2. Locate water main cutoff keys.

   3. Locate the wet vacuums.

   4. Turn all pool pumps and timers on constant run.

   5. Turn off all pool bathrooms sinks and drain commodes.

   6. Make sure heat is on in all vacant apartments, models, and laundry rooms. Thermostat should
      be set at 50° F.

   7. Leave hot and cold water “dripping” in all models and vacant apartments.

   8. Open kitchen cabinet doors under all sinks in vacant apartments.

Notifying the Residents

   1. Put “Freeze Warning” signs at the entrance to the community.

Note: The “Freeze Warning” sign should be removed when the temperature moves above freezing.

Freeze Emergency

In the event extreme temperatures cause frozen and broken pipes, all personnel should contact their
supervisor and be prepared to report to work following the announcement. All unassigned personnel
should phone their immediate supervisor for assignments.

Property Manager Procedures

   1. Report damages and request for personnel and materials with your Regional Manager.

   2. Insure emergency supplies are available (i.e., food, wet vacs)

   3. Maintain a stock of the following supplies: flashlights, batteries, candles, matches, fully
      stocked first aid kit, adequate plumbing supplies.

After the Freeze

Once the freeze has passed:

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   1. Assess damage to the property resulting from storm/freeze at the earliest opportunity.

   2. Take pictures (if possible) of any damaged areas.

   3. If there are any injuries as a result of the storm, call 911 and/or the police.

   4. If residents are unable to occupy their apartments, work with them to secure interim housing,
      preferably on the property.

   5. Notify the answering service and supply them with specific instructions (approved by a
      Regional Manager or the Corporate Office) for responding to inquiries about the situation.

Safety and Security                                 24

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