Entering/Exiting Shops

Sidewalks & steps @ entrances to be well maintained with no trip hazards.All exits from shops (should be a minimum of 2) are to be well marked with no trip hazards or blockage, i.e., should be free of supplies and equipment to ensure a safe exit in case of an emergency. You should have a written plan for emergency evacuation from the shops and it should be reviewed annually with all staff. Ensure all light fixtures are secured to the ceiling, no missing/damaged light covers and that there are no exposed wires. All outlets and switches should be in working order with proper covers. Document all training

Contractor Shops

• Periodically review the Contractor Shops to ensure that no hazards are present in the area.

• You should treat their shops as though they are yours.

• Avoid the over use of extension cords. Ensure adequate outlets for power sources.

• Ensure all combustible materials are 3 feet from any electrical fans or heating elements.

• Ensure proper ventilation. Install exhaust fan were needed.

Trip Hazard

Escape Route

Egress Signage

Exit Marking

Eye/Head Safety

Shelf Storage for Hardware, Etc.

Ensure that all shelving/cabinets are securely anchored to walls assuring that shelving/cabinets won't tip over. Store heavy items on the lower shelves. Do not allow any item to extend beyond the shelf that would strike a staff member in the eye or cut/tear clothing or skin. Do not stack items in a manner that would cause them to fall and strike a staff member in the eye or about the body.

Caulking Storage

Stacking Items

Flammable Cabinet

Store all flammable chemicals/liquids, i.e., Liquid Nails, oil based paint, turpentine, Durashield, etc., and all aerosols, i.e., spray paints, Baseboard Stripper, Kiltz, etc., in the flammable cabinet. Refer to the label on the chemical container for all important and pertinent information. Review the Policy Manual, Volume III, Maintenance, Section F, Safety, page F-7 with staff. Document all training. Our current Worker’s Comp liaison, recommends grounding the cabinet. This is not an OSHA requirement.

Emergency Eye Wash Station

An Emergency Eye Wash Station, i.e., 498X (or comparable unit with a 15 minute continuous flow) or free standing water

supplied, must be immediately available to all staff (eye damage from a caustic or corrosive chemical will happen in

less than 15 seconds of exposure). The 498X solution must be changed, and documented, every 6 months.

Eye Wash

First Aid Kits

• OSHA Standard 29CFR 1910.151 requires every employer to have first aid supplies readily available for employees.

• These are available from numerous suppliers, Daycon, Central, CINTAS or catalogues.

• Kit should include basic necessities, i.e., adhesive strips, antiseptic wipes, cold pack, etc. Check with your supplier; be sure they will have refills available. You should inventory it periodically.

Ladders

All ladders must have the OSHA/ANZI certification plainly visible. All ladders should be maintained in a safe and proper working order, i.e., feet, rungs, etc. Never exceed the recommended load/weight limit, i.e., 250 lbs. maximum. Avoid all electrical power lines.

Compressed Gas CylindersStore all compressed gas cylinders, i.e., acetylene, fire extinguishers, helium, etc., in a secured manner to eliminate any possibility of tipping over. Review the Policy Manual, Volume III, Maintenance, Section F, Safety, page F-6 with staff. Document all training.

Guarding for Equipment Install, and maintain in proper & complete working

order, guarding & tool rests for all power equipment, i.e., table saws, portable power saws, bench grinders, etc.

Review the Policy Manual, Volume III, Maintenance, Section F, Safety, page F-7 with staff. Document all

training.

Material Safety Data Sheets (MSDS) You are to have a Material Safety Data Sheet for every chemical on the property, i.e., gasoline, toner, cleaning chemicals, maintenance chemicals, etc. You are to ensure that any contractor servicing your property provides you a copy of their

Material Safety Data Sheets and is in possession of them while on your site. The MSDS should be in a binder, with a copy in the Management Office and in the Shop,

and immediately available for staff. Review the Policy Manual, Volume III, Maintenance, Section F, Safety, page F-10 with staff. Document all training.

Chemical StorageEnsure that all shelving is securely anchored to walls assuring that shelving won't tip over. It is

recommended that chemicals be stored on heavy duty plastic shelving, i.e., Rubbermaid, to

eliminate deterioration associated with metal shelving. Read all labels to ensure that reactive chemicals, i.e., chemicals containing ammonia

or chlorine, are not stored together. Store caustic or corrosive chemicals, i.e., Knockout, on the lower shelves, and do not store them

together. Store gasoline in an explosive-proof gas can, i.e., Eagle. Review the Policy Manual,

Volume III, Maintenance, Section F, Safety, page F-7 with staff. Document all training.

Chemical Labeling

All containers, including spray bottles, are to be labeled with the identity of the chemical and the appropriate hazard warning. Review the Policy Manual, Volume III, Maintenance, Section F, Safety, page F-10 with staff. Document all training.

Equipment Maintenance/StorageMaintain and store equipment, i.e., 175 floor machine, extractor, K-50, wet/dry vacuum, etc., in accordance with the manufacture’s specifications. Clean all equipment before  storing in the shop, i.e., drain & rinse wet/dry vacuum, wipe down 175 floor machine, etc. Drain all gasoline from all gasoline powered equipment before storing. Ensure that all electrical cables and extension cords are free of any lacerations/abrasions & are of the proper size for the equipment, i.e., #14, #12 gauge wire (no tape is to be on any electrical cable or extension cord). Ensure that all electrical cables and extension cords have the proper ground on the male end.

Fire Extinguishers

• Ensure all common area fire extinguishers are mounted on a wall or other secure surface.

• Make sure the fire extinguishers can be accessed quickly.

• Train all staff on the safe and proper use of the fire extinguishers. Use your service provider (with your Regional Property Manager’s approval) and document the training to your “Safety File”.

Fire Extinguishers

• Check all common area fire extinguishers MONTHLY.• They must be properly charged (arrow in the green)• ABC fire extinguishers are to be turned upside

down, shaken and returned to the mounting bracket or cabinet; water extinguishers should be shaken.

• Initial and date the attached card & ensure that the expiration date has not expired.

Personal Protective EquipmentAll staff members are to be instructed in the use and care of Personal Protective Equipment, i.e., safety glasses, goggles, hearing protection, gloves (rubber & leather palm), etc. Ensure that all safety glasses, goggles, etc., have the ANSI Z87-1989 certification. Document all training. Review the Policy Manual, Volume III, Maintenance, Section F, Safety, page F-5 with staff. Document all training.

Volume III – MaintenanceSection F – Safety

Personal Protective Equipment/Other Equipment• Employees are required to wear the appropriate devices whenever they

are performing certain activities on the property. Issue and monitor use of all safety equipment.

• Splash goggles, rubber gloves, rubber aprons, face shields and stripping boots must be used by all staff who use chemicals. Leather palm work gloves, hearing protection, safety glasses and face shields must be used by all staff who use landscape equipment. Safety glasses must be used by all maintenance staff. Instruct all staff in the proper use and care of their assigned safety equipment and document the training. Keep a copy in the property’s “Right to Know” file and a copy in the employee’s personnel file.

• From time to time employees are also issued other types of equipment for their exclusive use, i.e., rain gear, metal clip boards, etc.

• Employees should sign the Uniforms, Tools & Equipment Agreement upon receiving their equipment. Keep a copy in their personnel file and send one copy to the payroll department.

• “Wet Floor” signs must be used whenever the floors are being maintained (buffing, mopping, stripping, carpet extraction, etc.) in the stairwells, hallways and common areas.

• Employees may not use respirators. Contact your Regional Property Manager if you have any questions.

Reading Utility Meters

• Exercise caution whenever reading gas, water or electrical meters or entering any meter vault area.

• Do not smoke when reading meters in a confined area.

• Prior to entering a meter vault or pit, open the lid or dome and allow the vault or pit to vent. Toxic gases may be present.

Safety Meetings• Community Managers are to conduct periodic meetings with all

staff members to discuss safety procedures that must be followed when trashing, pruning, cleaning common areas, cleaning vacant apartments, performing maintenance in occupied & vacant apartments and common areas, and cleaning & maintaining shops. Document subjects covered, and staff members present for all these meetings.

ALL EMPLOYEES MUST FOLLOW THESE PROCEDURES:1. When trashing the property, wear heavy-duty gloves and use the

Nifty-Nabber to pick up all trash and/or needles.2. Wear heavy-duty gloves when pruning and always shake the bush

and look before you reach to prune.3. Do not pick up bags of trash or debris by the bottom or by

“hugging” the bag. Wearing heavy-duty gloves, carry the bag at arms length directly to the dumpster.

4. If any needles are visible, use the Nifty-Nabber to pick up and proceed directly to the dumpster with it. Never touch the needle, even with gloved hands.

5. Never use the backpack blower or Billy Goat to pick up a needle. Use the Nifty-Nabber.

6. Recycling Safety:a) If there are any non-recyclable materials (contaminates) in the cans

designated for recycling only, they should be removed using safety precautions and deposited into a regular trash receptacle.

b) When trashing the property, if any recyclable materials (unbroken glass bottles, cans or heavy plastic) are found, deposit them into the recycling container. Always use the standard safety procedures when handling these items.

7. Lint Trap Safety:a) Do not put your hands into any slot.b) Do not use your hands to scrape the lint out of the trap.

8. Store all compressed gas cylinders, i.e., acetylene, oxygen, etc., in a secured manner to eliminate any possibility of tipping over.

9. Mount all fire extinguishers on a wall or other secure surface that can be quickly accessible. Treat as a compressed gas cylinder. All staff must be trained on safe and proper use; check with your service company for available training, and document the training.

10. All ladders must have a visible O.S.H.A. approved stamp.11. Maintain all ladders, i.e., ladder feet, rungs, etc., and discard any

damaged ladder12. Never exceed the recommended electrical load and avoid all

electric lines.

13. All flammable chemicals, (Durashield, Sure Seal, etc.) and all aerosols, (Baseboard Stripper, Stainless Polish, Kiltz, etc.) should be stored in the flammable cabinet. Store the major bulk of any of these chemicals in the cabinet, and keep only what is needed for the routine daily maintenance of the property on the janitor’s carts or in the satellite shops. Always refer to the label on the chemical container for all important and pertinent information. Latex based paints are not required to be stored in the cabinet.

14. Install guards & tool rests on all power equipment, i.e., table saw, bench grinder, bend saw, drill press, etc., and maintain in complete working order. Replace/discard with your Property Manager’s approval, any non-working power equipment.

15. Store all corrosive chemicals, (graffiti remover, knockout, etc.) on a bottom shelf.

16. Use steel-toed rubber boots when using a pressure washer.17. Respirators are not be used by site staff. Contractors should be

used for operations that require respirators. Use lead-safe work practices on pre-1978 properties.

18. Stress to your staff that being stuck by a needle can be a very serious health hazard that may require a series of shots (hepatitis, tetanus, etc.), blood tests, etc. Working safely can save your life!

Hazard Communication Program – Rev. 7/06A. The Community Manager has been assigned the title of Hazard

Communication Program Monitor and is responsible for monitoring all related activities to ensure compliance with both the intent and specifics of this program.Each supervisor will be held responsible for strict adherence to these policies and will closely monitor all activities involving hazardous chemicals.Each employee will carefully follow established work practices and promptly report observed or potential problems to their supervisor.

B. A list of all hazardous chemicals for each workplace is available, upon request, to any employee. It is located on site in the Rental Office and the Maintenance Shop.

C. A Material Safety Data Sheet (MSDS) for each hazardous chemical on the list referenced above is on file at (Property Name) along with a chemical list.The MSDS for any hazardous chemical is readily available for review by any employee upon request, through their immediate supervisor.

D. The Community Manager is responsible to ensure that the list of hazardous chemicals is kept current and that a current MSDS for each hazardous chemical used is on hand. A chemical that is not shown on the current list will not be ordered without prior coordination with the Community Manager.

E. All containers of hazardous chemicals in each workplace will be conspicuously labeled with the identity of the chemical (same as on the applicable MSDS), and the appropriate hazard warnings. If the chemical is a known or suspected cancer-causing agent (carcinogen), or if it is known to affect a specific organ of the body, this information will also be placed on the container label. The person having supervisory responsibility for the storage or use of each hazardous chemical will ensure that such labels are not defaced and that they remain legible at all times. The Community Manager will ensure that an adequate supply of labels is kept on hand and made available to the responsible supervisors.

F. The Community Manager is responsible for anticipating, as much as possible, the hazards that would be present for non-routine tasks, such as chemical spills, or a container rupture. Clean-up procedures and proper personal protective equipment shall be considered and adequate training for such tasks shall be addressed.

G. When an outside contractor, sub-contractor or non-employee will be used, it will be the responsibility of the Community Manager to advise the contractor of any hazardous chemicals to which their employees may be exposed and the appropriate protective measures to be taken. Conversely, it will be the same Manager's responsibility to determine if the contractor will be using any hazardous chemicals during his work that would expose our employees. Appropriate training and protective measures must be taken in order to protect all employees.