Riverbend Snow Removal Service

November 16, 2002 by Administrator · Leave a Comment
Filed under: Board Notices 

November 2002
RIVERBEND SNOW REMOVAL SERVICE

For the benefit of new residents in the community, below is an explanation of the snow removal services that have been contracted by the Board of Trustees for your community. Please note that the contractor is not responsible for clearing snow (digging out cars) from around vehicles that are parked in the court parking spaces. In addition, at the discretion of the contractor, a parking space may not be cleared out if a parked vehicle is in the adjacent space. The contractor does not want to be responsible for damage to a neighbor’s car. For the most effective service to each court, the court should choose a “Court Captain”. The Captain’s responsibility is to alert all neighbors in the court to move their vehicles out of the courts, at the same time, so that the contractor can perform the snow removal in the most effective way.

PLEASE REMEMBER:

  • Not to clean the snow off your car, and dump it back on to the cleared streets after the contractor has cleared your court. This is for the safety and well being of the residents in your court.
  • Move your vehicles when your court is being cleared.
  • No parking will be permitted on Riverbend Drive, by the Township of North Brunswick during a snowstorm. Vehicles normally parked on Riverbend Drive, which is a Township road, can be parked on the playing fields across from the community on Schmidt Lane. Once the Township has cleared Riverbend Drive, you may re-park your vehicle on Riverbend Drive.
  1. These specifications have been established to keep the Association site as safe as possible during the winter months and to lower the potential for someone to have an accident, whether with their car or their person, which effectively eliminates the potential for lawsuits.
  2. Prior to the commencement of the snow season, the Association and the Contractor shall inspect the site in the areas where snow removal services will be performed. Any damaged property shall be noted and agreed upon by both parties. At the end of the snow season, an inspection will again be done. Any additional damage noted will be the responsibility of the snow contractor to repair and/or reimburse the Association for damages.
  3. Contractor will automatically be on call and be prepared for each snow event without notice from Association or Management. Contractor shall control operations through a chosen representative of the Association. Roadways to be continuously cleaned until all snow stops and roads, etc., are cleared to the satisfaction of the Association.

A. PLOWING

Plowing all paved black top roads shall begin when the snow is two (2) inches deep or at the request of the Association.

Snow clearance will be performed in the following priority sequence: Roadways; Sidewalks, Walkways, Driveways; Parking Stalls; Parking Lots; Mailboxes; Fire Hydrants; Catch Basins.

  1. Initial pass-through will be made to reasonably clear roadways by 5:30 a.m., if snow/ice accumulated at night, to enable cars to leave for work, except in extreme conditions.
  2. In the event of a daytime snowstorm, all access roads shall be kept open throughout the storm. At the completion of the snow, all parking lots and driveways shall be plowed.
  3. In the event of a blizzard, plowing shall be done as necessary to ensure safe passage of residents.
  4. GENERAL
  1. Access from parking stalls to sidewalks must be provided i.e. if snow pushed up against sides, path to be cut through. Each service walk to be cut through and perimeter walks to include at least two (2) cut throughs per building.
  2. At completion of all the areas mentioned above, Contractor will spread a de-icing material.
  3. All catch basins will be kept clear to allow proper water flow.
  4. All fire hydrants will be cleared immediately after the snowfall.
  5. The inside of all dumpster enclosures will be shoveled to permit safe access to the dumpsters by both residents and recycling/trash removal personnel. DOES NOT APPLY – NO DUMPSTERS
  6. All mailboxes will be cleared immediately after the snowfall.
  1. POST STORM CLEAN-UP

Contractor to ensure that all areas have been properly cleared, after completion of the job and before leaving the development. Contractor will inspect entire development to verify that all areas are cleared properly. Due to the problem of cars parking in or blocking areas where snow is to be piled, it will be necessary to perform the majority of this type of cleanup after cars have been moved or residents have gone to work. All cleanup shall be completed no later than eight (8) hours following the end of the snowfall. Blizzard conditions or ice storms will be required more time to complete.

B. SNOW REMOVAL ON SIDEWALKS AND STAIRWAYS

  1. Sidewalks to be cleared and to be completed no later than eight (8) hours after snowfall ceases. Full width of sidewalk to be cleared of snow/ice.
  2. All sidewalks (those not directly in front of residences) shall be shoveled at the completion of the snowstorm.

C. ICE CONTROL

(To be reviewed by contractor with Property Manager/ Association Representative for approval. If unavailable, contractor can use his/her discretion in applying this clause).

  1. ON ROADWAYS
    Sanding and/or salting of access roads, parking lots, secondary roads and driveways shall be done on an as needed basis, or prior to 5:30 a.m., when conditions become slippery with snow or ice for vehicles.
  2. ON SIDEWALKS AND STAIRWAYS
  1. Peladow/Sand shall be applied to all sidewalks and exterior stairways after they have been completely shoveled of snow. Sand/Salt/Calcium Chloride to be provided for all areas at completion. Needed to ensure safety throughout the community. Mechanical sand spreaders to be used at all times.
  2. In the event of a very light snowfall or an ice storm, Peladow shall be used as necessary to prevent slippery conditions.
  1. ICE WATCH
    This service is designed to control patches of ice occurring up to 48 hours after the end of a snow and ice storm, where full service has been provided. These patches occur in several different ways.
  1. Temperatures dropping below freezing after a rainstorm;
  2. Snow melting from piles during the day when the temperatures have risen which turns into patches of black ice at night when the temperatures fall back below freezing.If Contractor deems it necessary to visit the site and apply sand and or calcium chloride, prior to doing so, Contractor will contact a pre-arranged representative of the Association to obtain authorization. If the representative is unavailable, or if seasonal contract for sand/salt application is selected, Contractor shall use his own discretion.

    Any ice storm where snow blower and/or snow shovels or conventional snow clearing equipment (i.e. trucks with snow plows) cannot be used will result in billings on a time and material basis, as indicated below.

  1. MISCELLANEOUS
  1. The Contractor will let his presence be known to the Association’s Liaison and/or Management, prior to and upon completion of, any work that needs to be done.
  2. Notwithstanding the above, the Contractor shall be responsible for and shall promptly correct any damage as a result of its services performed under the contract.
    Only Calcium type products to be provided for all iced areas on sidewalks, and sand and salt on parking stalls and streets. This will be specifically requested by Association under necessary conditions. Contractor does not accept responsibility for damage to paved or concretee surfacesfrom calcium chloride (or equivilant) or sand/salt.
  3. Contractor agrees to allow the Association to withhold $200.00 from the payment of each storm. This money will be paid to the Contractor at the end of the season, after a walk through has been performed with the contractor, property manager and association representative to determine the extent of damage done by the snow removal contractor. After either contractor or the association has corrected the necessary damage, the balance of monies owed will be released to the contractor.
  4. All equipment – shovels, plows, spreaders, etc. shall be supplied by and be the sole responsibility of the contractor. The Contractor shall supply fuel for all vehicles and gas powered equipment.
  5. All maintenance of equipment shall be the sole responsibility of the Contractor who shall also be liable for its proper upkeep and usage.
  6. The commencement, conduct and completion of snow removal services shall be performed in concert with the Association and its representatives and the Contractor shall keep the Association and its representatives apprised of the start, progress and completion. The Association will notify the Contractor of any uncompleted or unsatisfactory items within forty-eight (48) hours after completion of the work performed for each snowstorm by the Contractor.
    Such notification may be given verbally or in writing and shall state all claims known to the Association arising out of the Contractor’s failure to comply with the agreement.
  7. The Contractor will be given eight (8) hours to cure or complete any items listed in the punchlist pertaining to snow removal.
  8. The Contractor will operate all vehicles at a safe speed at all times.
  9. Contractor shall give the Association two or more emergency telephone numbers where the Contractor can be reached at all times during the term of the contract.
  1. DETERMINATION OF SNOWFALL

Snowfall amounts (depths, intensities, duration) will be verified in accordance with Monmouth County Weather Observer. Amounts shall be final and binding with respect to the depth of any snowfall and to the number of snowfall events which have occurred.

Additional clearing after completion of the service (other than call backs for improper clearance) will require approval by the property manager/association representative and subsequent written confirmation of this approval. Such requests will result in an additional billing to the community.

If partial clearing occurred and new storm develops, the contractor will adjust the billing for non-clearance during initial phase.

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Winter Maintenance & Snow Removal Update

November 16, 2002 by Administrator · Leave a Comment
Filed under: Board Notices 

Executive Property Management

As we approach the winter season we would like to take a moment to briefly explain the snow clearing service, preventative maintenance/safety measures and cooperation needed from you during this season to make the upcoming winter as trouble free as possible.

A. SNOW CLEARING SERVICE

The service provides for clearance of roads, empty parking stalls and sidewalks in the priority sequence listed above. Except under extreme conditions, the roads will be reasonably cleared by 6:30 a.m. to allow for people to go to work.

A common problem we are always faced with is the fact that cars are not moved from roadways and parking stalls at the time the contractor is performing the snow clearance. This not only hinders and limits the contractor from performing an effective clean-up, but also exposes the vehicles to potential damage. We urge you to anticipate snowfalls by taking the following precautionary measures:

  • Keep cars parked off the main roadways, park in parking stalls. Use your garage to park your car in.
  • Park cars facing front forward to ensure easy getaway.
  • Move cars from parking stalls as soon as roadways have been cleared, to an area which least obstructs the snow contractor’s performance.
  • Do not go out in the severe winter weather unless you absolutely have to. Wait until the clearing has been done in your area. Take some responsibility for your own safety by being cautious during the winter weather.

Any cars that are not moved at the time the contractor is clearing an area, will not be cleared after-the-fact by the contractor. If there are areas, which may have been overlooked by the contractor, we would appreciate your immediately calling Executive Property Management’s main office number at (732) 821-3224 to report this information. Please remember that the contractor starts at one end of the community and ends at the other. Someone has to be first and someone has to be last. The contractor will alternate the starting position. Please do not direct the contractor; they cannot leave an area to assist someone else in the complex. They will get to you.

B. PREVENTATIVE MAINTENANCE/SAFETY MEASURES

  1. All outside spigots should be winterized by shutting off the inside valve and draining all the remaining water from the outside in order to prevent freezing during the winter. The outside valves should then be left open during the winter. You may want to have the line blown out with air pressure.
  2. A qualified serviceman should check heating systems. Replace heating filters and check the condition of your hot water heaters. If rusted, it could leak and cause a lot of damage.
  3. Have your fireplace and chimneys checked and cleaned by a qualified chimneysweeper.
  4. Check the charge of fire extinguishers and the operation of smoke detectors. Remember to replace the batteries at least once a year.
  5. Review family fire prevention and escape plans.
  6. Remember to leave your heat on, if you plan to go away for any length of time, to prevent frozen pipes and water damage. The heat should be left at 60 degrees.
  7. Always turn off the water supplies to your washing machine when not being used. Check your washing machine hoses for signs of wear.
  8. You should have a carbon monoxide detector installed on each floor of your home.

C. SHOWERS AND BATH TUBS

Homeowners beware! Recently homeowners have noticed leaks evident in their first floor ceilings, which are coming from their shower stalls and bathtubs. As water can travel down or across a beam, the leak does not always show up directly under your bathroom areas. Standard maintenance for all homeowners requires annual caulking and re-grouting of bath tubs shower stalls and tiled walls and/or floors in your bathroom areas. This is a simple maintenance procedure and very inexpensive as the materials needed can be purchased at any local home improvement store.

It is suggested, all homeowners re-caulk their bathtubs where the tile wall meets the top of the tub once per year. This prevents water from getting between the tub and tile and seeping through the wallboard.

Loose or deteriorating grout is another opportunity for water to soak through the wallboard. When the shower is running for 10-20 minutes and beating against an open spot in the grout, leaks are inevitable. The toilet seal should also be checked annually.

D. SAFETY TIPS FOR FIREPLACE USE

Local fire departments encourage the following common sense guidelines:

  1. Before you light your fireplace for the first time, particularly in a house that is new to you, be sure your chimney is operational. If you’re not sure, have it inspected by a professional.
  2. Always open the damper before starting a fire and leave it open while the fire is burning or embers are still hot.
  3. Pre-heat your chimney by holding two or three lit pages of rolled up .. newspaper in the damper region for 10 to 15 seconds.
  4. Never try to build a large fire in a fireplace that is new to you. Start with one or two small logs and add more logs if desired once the fire is burning adequately.
  5. Burn only hardwood – fruit trees (cherry, apple, etc.) hickory oak or maple. All wood should be seasoned for one year. Do not burn soft woods, as they are loaded with tars and resins that can cause a chimney fire. Use commercial fireplace logs sparingly. It is a good rule of thumb not to burn pine, fir, treated wood or trash.
  6. Always use a metal grate to support the fire and allow ashes to build up one or two inches below. Ashes will create a bed of hot embers that will reflect back on the wood.
  7. Never throw Christmas wreaths, fancy wrapping paper or pizza boxes into the fire. The impact can create a surge of fire that will leap out or up and cause a chimney fire.
  8. When burning a fire, try to keep the wood close to the rear wall but not against it. An air space should be left on all sides of wood.
  9. Never skimp on kindling when building a fire. You need a small amount of paper to set off the kindling, but you need a large amount of kindling to achieve a good fire.
  10. Always keep the fireplace screen closed while a fire is burning.
  11. When stacking wood for fireplace use, it should always be stacked to provide air circulation. Place in a hoop or on a pallet and stack the wood away from the building.
  12. The damper must be closed when the fire is out and embers are cold. This will prevent heat loss from the home.
  13. A fireplace receiving regular use should be inspected and cleaned annually.

E. PREPARING HOMES FOR WINTER

Be sure to shut off and drain all outside spigots.

If your home is left unoccupied with the water on, please maintain adequate heat to prevent pipes from freezing. This is especially true if you are on vacation, while back in New Jersey, the temperature hovers around zero. It is helpful to leave doors between rooms open, as well as doors to cabinets and closets that house pipes, so the interior air can circulate freely. It is also suggested that a faucet be left open to drip slowly – this will prevent your pipes from freezing.

If vacating your home for the season, it is recommended that it be winterized to protect plumbing from freezing. This involves shutting off your home’s main water valve, draining the pipes and water heater (turn off the gas to the heater, too) and the toilets and dishwasher as well as leaving faucets open, and pouring some antifreeze into waste traps and toilet bowls. A plumber can perform this service for you.

Whether winterized or not, homes must keep a low setting of heat on 60 degrees since the water main for a building can pass through each unit in that building. Either set your heat to a reasonable temperature, while you are away or winterize your home.

Burst pipes caused by lack of heat are not the responsibility of the association. It is each homeowner’s responsibility to maintain their heat to prevent such occurrences.

Have your gutters and leaders checked and cleaned each year.

F. GOING ON A TRIP? – SNOWBIRDS

If you are planning to be away from your home for longer than a couple of days, we recommend that you arrange for someone to have a key to your home so that it can be checked regularly – once a week is a good idea. That way, any problems that develop, such as; water leaks, burst pipes, heating system malfunction, pilot light out, etc. – will be discovered as quickly as possible and potential damage will be minimized.

Do not turn your heat off! Even if you don’t expect to be away during the coldest part of the winter, unexpected cold spells do occur. Leaving your heat on, with the thermostat turned to a low setting of 60 degrees, will help avoid frozen pipes and the resultant water damage.

If you are going to be away for the winter, we recommend having the plumbing winterized.

The management company can give you some suggestions for contractors who can perform this.

G. IN CASE OF A PIPE BREAK OR FLOODING

  1. Know where your home’s shut-off valve is located. (Most homes can turn off all their water with a valve located under the kitchen sink).
  2. Contact neighbors who might be the source of the leak or those who might be affected by the leak. Call management.
  3. If the problem stems from your plumbing, call a plumber.
  4. Remove contents from the area of flooding.
  5. Mop up (or wet vac) water on the floor.
  6. If there is water in the ceiling, pierce a nail hole through the sheetrock to allow the water to escape into a bucket placed below. (To prevent splashing, tack a piece of string next to the hole long enough to reach the bucket; if done properly, the water should “ride” down the string).

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