This material is confidential and may not be copied, used or distributed without the written permission of Safeguard Properties LLC.

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2 This material is confidential and may not be copied, used or distributed without the written permission of Safeguard Properties LLC. 2

3 Initial training is expected to be provided by each Vendor participating in winterizations for An affidavit will be distributed to all participating vendors. This in efforts to identify expected sub-contractor production and clearly state Safeguards expectations. In addition, a 2014 Winterization power point will accompany the affidavit. The power point is to help assist the Vendor s training of field staff and sub-contractor network. Field Quality Control Representatives will also be providing additional field training to selected markets during the second, third and fourth weeks of August. Vendor certification will be determined through property inspections completed by Field Quality Control Representatives (FQC) as well as Safeguards Quality Assurance Department (SQA). All participating Vendor s will be certified by FQC and/or SQA. The number of inspections will largely depend upon volume levels and number of sub-contractors. If we find that the properties do not meet our expectations in regards to winterizations we will remove their remaining WINT volume and reassign. 3

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5 A winterization is the process intended to protect the plumbing and heating systems from freezing during the winter months. Safeguard s primary goal is to protect and preserve out clients assets. Damage can occur quickly during freezing temperatures. It is critical to complete winterizations by the due date to prevent freeze damage. 5

6 The types of heating system that can be present include; Dry Heat, Steam Heat, and Radiant Heat. Radiant heat may also be referred to as a "wet system or "hot water baseboard heat". Dry heating systems have a furnace, air ducts, and vents. Dry systems are a forced hot air heat system. Steam heat systems have a boiler that heats water that is then released as steam. Look for a steam boiler and radiators to identify the Steam Heat system. Radiant heat systems have a boiler that heats water that circles around the plumbing. Look for a hot water boiler, expansion tank, radiators or (copper) tubing in floor, walls, and/or ceilings. 6

7 The steps to completing a Dry Heat System Winterization Include: 1) First, Flush and clean all toilets thoroughly. Pump or vacuum water out using wet/dry vac to remove water from the bowl and tank. 7

8 Utilities should be turned off: Readings are mandatory and must be reported on winterizations and initial orders The Gas needs to be turned off at meter, furnace, and hot water tank. Water: Next, check to see if the water has been shut off at the curb. For Presale Properties, you need to have the water shut off at the curb, you may need to meet the city for curbside shut off. Shut off main interior water supply and zip tie the main shut off valve in the Off position. Disconnect water meter and leave inside property, be sure to follow applicable city/county ordinances. Main water line should be capped on the valve side. Water meters should be disconnected for all loan types. However, there are some local codes/ordinances prohibiting the tampering in any way with water meters. It is the vendor s responsibility to report this information to Safeguard and not disconnect the water meter. Any fines or losses incurred as a result of a vendor s failure to know the local code/ordinance Electric: Shut off at the main service panel/breaker box except sump pump breaker. If a Well Pump is present please see Dry Heat work guide for further instructions. NOTE: If broker maintaining utilities, it s a shared dwellings, or it has a fire suppression system; all breakers should remain ON and thermostat set to 55 (Please carefully review your work order instructions) 8

9 Next, remove all water from the domestic system. This requires draining the water from all lines. Drain hot water tanks, toilets, wells, water softeners, etc. All interior/exterior lines (faucets and valves) should be opened to start the gravity drain process. Be sure to includes lines providing water to refrigerator ice makers/water filtration systems, or sink sprayers. Also include outside/exterior water supplies/spigots. Clear the system (blow out lines) of any remaining water and check for system integrity. Use a minimum 5 gallon compressor and a pressure test kit, ensure that you have a tight seal to the domestic water system. Verify that remaining water/air is forced out of lines and lines are not frozen. Interior and Exterior faucets/valves need to be checked. After all faucets/valves have been verified cleared, all faucets/valves need to be closed. Properties with wells must be drained. Be sure to monitor the process to make sure the water is draining in a fashion that does not cause damage to the property. Pressure test system for leaks. All lines should be closed and the system should hold pressure for 35 psi for a minimum of 30 minutes. Should a pressure test fail, you must report the damages that are preventing the system from holding pressure. 9

10 Following the pressure test you will pour non-toxic anti-freeze Ethylene glycol (usually pink) into all clean toilets and traps (sinks, bathtubs, dishwashers, etc.). Anti-freeze should be poured deep enough to seal the bowl from the siphon. 10

11 Place toilet wrap over every winterized toilet bowl. Affix orange winterization stickers to all items winterized. Affix yellow/green utilities sticker on the breaker panel and on the junction box of a well pump if wires disconnected. Information included on the sticker should include the date of the winterization and the name/address/phone number of the vendor that performed the work Please note that winterization stickers should NOT be placed on the front door. 11

12 When completing a winterization on a Steam Heat Winterization, you first need to complete all steps discussed previously for a Dry system. Drain the boiler and turn off gas. 12

13 All radiator vents are to be opened in the process and bleeder pins must not be removed from the radiators. 13

14 Finally when completing a winterization on a Radiant Heat Winterization, you first need to complete all steps for a Dry system. Drain the boiler and all heating loops. 14

15 Repair, replace, or install (only if required by local code/ordinance) a Reduced Pressure Zone (RPZ) valve. Perform pressure test on system. For FHA properties only, fill heating loops and boiler with antifreeze. 15

16 Winterizing Well Pumps The following steps have been added to all work orders so that when contractors encounter properties with well pumps, they have the steps to follow available. They are: Disconnect power supply by unplugging, switching off and/or separating the wires at the junction box. All wires should be capped for safety. Photo documentation must be provided. Close the main water feed line valve and for pumps with threaded connections, separate the pump from the supply and install a cap or plug. Soldered connects should not be altered. Photo document a cable tie or install security tape to show valves in "off" position. Drain the storage tank and pump by removing drain plugs and opening valve(s). Use compressed air to ensure all water has been removed. Photo document water being removed from the pump and canister. Place the green/yellow winterization notices on the pump so person(s) entering the property know the unit has been shut down. 16

17 Fire suppression systems must be properly identified and reported. Contact Safeguard immediately if you find this system. Additionally, turn on the heat and complete a utility transfer to preserve the system. The steps to winterizing the Fire Suppression System can be found at spivendor.com, in the Winterizing a Dry Heat System video. 17

18 In-ground water sprinkler systems must be properly identified and winterized within the winterization allowable. The steps to winterizing the irrigation sprinkler system can be found in the training video found at spivendor.com. Call the Vendor Contact Center from site for approval to have the sprinkler system winterized by a professional, if needed. 18

19 The following steps are to winterize swamp coolers. They are: First, drain water tray - pull the overflow plug in the bottom of pan (This is to be completed even if winterization is not being done to avoid stagnant water). Open the feed line while pressurizing the cooler. Remove all motor plug-ins, and tape the breaker shut. Ensure lower damper is in place to prevent elements from entering property. Place cover over louver, or bid to install new cover if missing. 19

20 Dewinterization at times may be required. When dewinterizing a property, the utilities must be on prior to starting. Pressure test the system prior to turning water on. Be sure to repair breaks for emergency allowable, and report any damages. Remain at property for 30 minutes after system is charged. Turn heat on and set at 55 degrees. Finally, light hot water heater. 20

21 If you encounter a property with frozen plumbing, you should take action based on the client parameters or investor guidelines. If there are questions regarding the correct steps to take, it is the vendor s responsibility to contact the Vendor Contact Center for clarification. As a general rule, follow these steps for both P&P or REO properties: For P&P, follow the instructions pertaining to the loan type. As a reminder, the plumbing allowable should not be used to thaw FNMA properties. The thaw is a bid item for FNMA. For REO, ensure you are at the property by the due date or you may be asked to thaw at own expense. Verify that the emergency allowable covers thawing or determine if there is a thawing allowable available. Determine if thawing can be completed within allowable. If not, then vendor will submit a bid to thaw and winterize. If work can be completed then proceed while on site and then complete the wint to the best of your ability. Advise on all damages. 21

22 On Check Winterization Orders, you are to check to make sure the winterization is still intact. If necessary, add new antifreeze to sinks, toilets and traps. Follow the work order instructions to re-winterize if the winterization is no longer intact, this may have approval to do on site or it may have you bid. Pressure tests are highly encouraged to complete on check winterizations. Since we are only doing a visual inspection of plumbing, we are unable to assess plumbing damage behind walls without a pressure test. This potentially could save your company from a reconvey or chargebacks from missed or missed reported damages. This can range from $8k-$50k per property, don t let this happen to you! 22

23 Last November, Safeguard announced the launch of Photo Direct, a new application to improve the vendor photo upload process. Effective July 17, 2014, photo documentation for orders is required using the Photo Direct application, including all winterizations, check winterizations, and dewinterizations. Training videos for photo direct can be found at spivendor.com. 23

24 Photo documentation is integral in supporting the proper completion of a winterization. Each task completed requires a photo to document it. A list has been created to be provided for your crews when completing a winterization. This list of the required photos for submitted winterizations can be found from the link provided in the Winterization Checklist available at spivendor.com. The most common photo documentation errors include; No photo of the water meter was the most common photo error, No photo of the utility notices posted, No photos of lines being blown, No photos of the hot water tank draining, No photos of all items properly tagged, No photos showing toilet bowls and tanks free of water. 24

25 The winterization checklist is required to be uploaded each time a winterization is performed. The purpose of the winterization checklist is to ensure all of the steps required to complete a proper winterization are followed. A copy of the checklist can also be found at spivendor.com. 25

26 In summary, use 5 gallon Air Compressors and Pressure test the system to 35 PSI for 30 minutes. Pour non-toxic anti-freeze into all clean toilets and traps. When a property has shared meter, don t remove. Shut off water unless adjacent property would be affected and perform fixture WINT only. Leave heat on and set thermostat to 55 degrees. Utility Meters readings are mandatory and must be reported on winterizations and initial orders. Lastly, be sure you are completing the winterization checklist and using Photo Direct to document work completed. Starting on day 4 of winterization order assignment, orders not submitted will be pulled based on the information you provided on the 2014 Winterization Survey. For example, if you advised that your crews could complete 50 winterizations a week and as of day 4 you submit only 10 orders, SG will begin to reassign your winterizations to crews with a higher capacity for volume. 26

27 Additional training can be found on both vendor web and at spivendor.com. 27

28 1. All winterizations will have due dates on specific orders, it will be important to pay attention to the due date when routing the work. It is Safeguard s expectation that the vendor s honor the due dates and complete work timely. There are orders with 48 hour deadlines, however, the bulk of the orders have a 5-21 day due dates. Completion will be monitored to ensure we are making headway throughout the days, weeks and month of a winterizations. 2. Orders will be released in batches, by the clients. These will have a due date of roughly 3 weeks from assignment. For example, our existing inventory for Illinois would be downloaded on September 1, and all of the orders would be due by September 21. However, we expect consistent progress throughout the period. Therefore, a third of the orders will be required to be completed each week. The first download begins August 1 st for some CV loans. Other downloads will occur in September and October. 3. Repairs and allowables are based on the work order for each particular winterization. Vendors should first read the work order for questions pertaining to allowables, as they are client specific. A concern that cannot be addressed through the work order requires the vendor to call from site to address. There may be issues that require a detailed bid for client approval. 4. Yes, within allowables and depending on client parameters, per the specific work order instructions. 5. Vendors should complete as much work as they are able, ensuring lines are capped, antifreeze is present in drain traps, and that water is shutoff and zip tied appropriately. In addition, vendors must properly document all damages existing at the property. If the work order is unclear or cannot be completed to our expectations, a call from site will be needed 28

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30 6. Training-Initial training should be provided by each vendor participating in winterizations. An affidavit will be distributed to all participating vendors in an effort to identify expected sub-contractor production and clearly state Safeguard s expectations. In addition a Winterization PowerPoint will accompany the affidavit. This PowerPoint should be used to supplement the vendor s training of field staff and sub-contractors. Credentialing- Every individual that completes winterizations will need to be credentialed. An individual will become credentialed after they have passed a property inspection or a photo review of their work. These inspections will be completed by Field Quality Control Representatives (FQC) as well as Safeguard s Quality Assurance Department (SQA). The number of property inspections per company will largely depend upon volume levels and the number of sub-contractors. If we find that winterizations do not meet our expectations we will reassign your remaining winterization orders. 7. The performance and capacity of individual vendors will be evaluated for each area. Within those areas, we will assign existing properties in batches. Winterizations for new properties serviced will be assigned through our normal process flow. Due dates will be will be our standard 48 hours. 8. A standard trip charge will be paid for all refreshes but the photos must support that antifreeze was utilized. 29

31 9. Refresh a refresh is needed when the antifreeze is no longer present in the toilet bowls, tanks or sink traps. Re-Winterize it is necessary to re-winterize when the water has been turned on to the property and is in the lines. Photos must be submitted showing running water in order to support the need to re-winterize. Follow your work order instructions with for approvals to re-winterize. 10. Treat as a condition order at this point. You may invoice a trip charge if you are not utilizing any of the allowables or placing bids. 11. Check the winterization stickers. Included on the sticker should include the date of the winterization. Call from site if no date is present. 12. Winterizations should be completed after the order date and before the due date. Also reference the winterization season maps for specific loan types. Winterization seasons will also be listed on the work order instructions. 30

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