CHAPTER 2. SERVICES

PERFORMANCE OBJECTIVES

2-1. General. Facilities for the following project-related

services shall be consistent with the MPS and adequate for

a safe and sanitary living environment:

a\. Fire protection;

b\. Mail handling and delivery;

c\. Garbage collection;

d\. Infestation control;

e\. Laundry services; and

f\. Management/maintenance services.

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CHAPTER 2. SERVICES

SECTION 1: MANDATORY STANDARDS

2-2. FIRE PROTECTION. All buildings shall be provided with fire

protection systems consisting of egress and fire (smoke)

detection, notification and control systems. Systems,

materials and installations shall comply with all relevant

codes or the standards in this section, whichever is more

stringent.

a\. Exits. All interior common spaces shall have direct

access to a means of egress illuminated by 24-hour

vandal-resistant lighting. For technical requirements

for lighting, see paragraph 7-4. Systems shall be of

the number, size, arrangement and capacity to allow

prompt escape of tenants in the event of fire or other

hazardous conditions.

\(1\) Signs. Code required exits that are not

immediately visible shall be marked by

adequately sized and illuminated exit signs as

determined by relevant codes.

\(2\) Fire Escapes. Fire escapes shall be continuous,

constructed of non-combustible materials and

have skid-resistant treads. Fire escapes

leading to public areas with counterbalanced

ladders shall not extend closer than 10 feet to

the ground. Fire escapes shall be stable,

anchored as required, and free of rust or

material deterioration. All required ladders,

treads and landings shall be present, in sound

condition and not substantially deformed.

b\. Fire Detection, Notification and Control. Fire and

smoke detection, notification and control systems and

related equipment shall be provided as determined by

relevant codes. Dwelling units shall be provided with

an automatic electric smoke detector located in a

hallway adjacent to the bedroom(s).

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Detector installation shall be governed by relevant

codes. Smoke detectors for deaf tenants shall have

alarm systems within the bedroom itself. Smoke

detectors for units housing the deaf shall have

appropriate alarm devices for both deaf and hearing

family members.

c\. Equipment. Fire protection equipment, including fire

hoses, extinguishers and valves, shall be protected

from vandalism and misuse in a manner that does not

limit emergency use. Fire equipment shall be clean,

operable, in sound condition, and free of corrosion

or deterioration. Fire hoses shall be free of holes,

cracks or rigidity due to dried out materials.

Operable sprinkler systems shall not be obstructed by

hung ceilings, objects or paint.

d\. Fire-Resistance Ratings. Systems components and

materials whose composition is part of the

development of a fire-resistance rating (including

construction and finish materials in nondwelling

spaces) shall have fire resistance qualities

appropriate for the location and use. (Construction

materials, finishes and new and replacement

funishings in nondwelling spaces such as

administration and community rooms should be made of

fire-retardant material.)

2-3. MAIL HANDLING AND DELIVERY. Each dwelling unit shall be

provided with either an exterior weather-resistant

mailbox, an interior mailbox or a suitable mail slot in

the dwelling unit entrance door. All such provisions

shall conform to relevant requirements of the United

States Postal Service as stated in \"Apartment House Mail

Receptacles, Regulations and Manufacturing Standards\"

Publication 17, April 1982. Mail handling facilities shall

be in sound and secure condition with doors, where

provided, fitting tightly and securely. Gang type

mailboxes shall be fitted with 5 pin tumbler cylinder

locks. Locks shall work efficiently. Mail slots in

dwelling unit entrance doors shall be tight fitting and

weather-resistant. When new dwelling unit doors are

provided, they shall not have mail slots except in

projects where exterior unit mailboxes cannot be used due

to security problems.

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2-4. GARBAGE COLLECTION. Waste material shall be stored

and removed from the premises in a clean and sanitary

manner, based on the common practice within the community

for residential projects of similar design and

construction.

a\. Interior Collection Areas. Interior collection areas

shall be located in spaces designed for that purpose

and shall have a door separating the area from public

spaces. Incinerator chutes shall not open directly

into public areas, i.e., they shall open into a

service area for that purpose. Collection areas

containing flue-fed incinerators shall be a minimum

of 20 sq. ft.

b\. Exterior Collection Areas. Collection area

enclosures and surfaces shall be of materials that

are easy to clean and maintain in a sanitary

condition. Central garbage can and dumpster

collection areas shall be paved and sufficiently

sloped to allow drainage of rain water and snow onto

appropriate surfaces. Enclosures, fencing and

screening shall be in sound condition, stable and

adequately anchored.

\(1\) Location. Garbage collection areas, dumpsters

and garbage cans shall be accessible to

collection vehicles.

\(2\) Collection Area Definition and Screening.

Collection areas shall be defined and screened

from resident areas of multi-family buildings.

Concrete pads for garbage cans shall have a 1

ft. high galvanized railing or other equivalent

on 3 sides to keep the cans on the pad.

Exterior incinerators and compactors shall be

in screened locations to minimize potential

problems from noise, air pollution, potential

fire hazards or unauthorized access. Screening

may be provided by wooden fencing or

vegetation. Chain link fencing may be used

only if paired with plantings.

NOTE: The location of dumpsters or other

collection containers in open areas of parking

lots or other areas without adequate

confinement is not acceptable.

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2-5. INFESTATION CONTROL. Any condition at project sites or

buildings that is conducive to the thriving of infestation

shall be corrected. Pest control systems for the removal

or prevention of infestation shall not be injurious to

human health.

a\. Rodent Protection. Openings or penetrations through

foundations or walls near or below grade shall be

eliminated by appropriate means, such as masonry,

cement, mortar, corrosion-resistant sheet metal or

wire mesh with maximum openings of 1/4 inch. Wood

shall not be used. Operable basement windows shall

be provided with rodent-proof shields, storm/screen

windows or other forms of protections. Junctions of

ducts or pipes with walls or floors shall have

securely anchored collars.

b\. Termite Protection. In regions subject to termite

infestation, all wood framing, furring, and interior

and exterior trim should be free of infestation and

protected from infestation. The following shall be

provided as needed:

\(1\) Ventilation of structural and foundation

spaces;

\(2\) Vapor barriers (retarders);

\(3\) Clearances between all wood members and the

ground; and

\(4\) Chemical treatment.

For further technical requirements on termite

control, see HUD Handbook 4075.1, Inspection of

Termites and Decay-Inspection Guide. Note that metal

termite shields should not be used due to difficulty

of installation, cost and questionable effectiveness.

2-6. LAUNDRY FACILITIES. Laundry facilities shall be provided

on the project site or, when nearby public laundries are

adequate and available for tenant use, these facilities

may be accepted as satisfying this standard.

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a\. Project Facilities.

\(1\) Lighting. Permanent vandal-resistant lighting

fixture(s) shall be provided in all common laundry

facilities. Where necessary, lighting shall have

locked switching mechanisms accessible to

authorized personnel only. For technical

requirements for lighting, see paragraph 7-4.

\(2\) Security. Access to and use of laundry facilities

shall be safe and resistant to misuse and abuse.

For technical security requirements, see paragraphs

9-7 and 10-7.

b\. Laundry Equipment. Where provided, the number of

washing machines shall be determined by tenant need and

use. Power shall be supplied to all appliances from

appropriate convenience outlets no more than 6 sq. ft

from the machines. Washing machines and clothes dryers

shall be operable, and in safe, sound and sanitary

condition. Generally, the number should be a minimum

of: 1 washing machine for every 40 dwelling units in

projects with greater than 500 units; 1 washing machine

for every 35 dwelling units in smaller projects; the

equivalent of one single-load dryer for every washing

machine. Where new laundry equipment is provided:

\(1\) Provide a minimum of 3 sq. ft. of clear floor area

for every 1 sq. ft. occupied by a machine;

\(2\) Ensure that equipment has the highest Energy

Efficiency Rating (EER) made by the manufacturer

when cost-effective;

\(3\) Consider energy conservation measures, such as

scheduling of operation of laundry facilities

during non-peak electrical demand periods and using

cold water rinse cycles in all new machines; and

\(4\) Install safety pans or other overflow control

systems for all washing machines located above the

first floor.

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c\. Furnishings. Tables for folding clothes shall be

furnished where space permits.

2-7. MANAGEMENT/MAINTENANCE FACILITIES. Management/maintenance

facilities shall be on project sites, unless combined with

facilities at other nearby projects or in a centralized

facility. Management/maintenance buildings and spaces

shall be in safe and sound condition. These facilities

shall provide the following:

a\. Physical maintenance of the project;

b\. Administrative functions and services;

c\. Surveillance for project security;

d\. Tenant activity review;

e\. General supervision; and

f\. Storage for maintenance equipment.

2-8. COMMUNITY SERVICES FACILITIES. There are no mandatory

standards for community facilities. See paragraph 2-8B

for requirements for components within the community

facilities, where provided.

2-9. RESERVED.

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SECTION 2: PROJECT SPECIFIC STANDARDS

Section 1 dealt with mandatory standards for six services.

In addition to these, the following services, when needed

and justified, and approved by HUD, may be provided for

community services, child care facilities, health care

facilities and commercial facilities. Redesign of

facilities may be justified on the basis of current and

projected needs including security.

2-2B. RESERVED.

2-3B. MAIL HANDLING AND DELIVERY. Where necessary, central

mail handling facilities may be provided with the

following security features:

a\. Safe Location. Visibility from adjacent public areas

may be accomplished by transparent panels or wide-

angle vandal-resistant surveillance mirrors.

b\. Controlled Access. This is by locating mail

facilities within a locked vestibule or special

allocation area.

c\. Vandal-Resistant Mailboxes. These have the following

features:

\(1\) Mailbox bank installation flush with wall;

\(2\) 16 gauge metal construction in exposed panels

(corrugated surface for additional strength,

where applicable); or

\(3\) Double dead-lock with a minimum of 6 pins and

hidden hinges for rear loading mailboxes.

d\. Lighting. Permanent 24-hour lighting with vandal-

resistant fixtures. For technical requirements for

lighting, see paragraph 7-4.

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2-4B. GARBAGE COLLECTION. If facilities are to be constructed,

then procedures and specifications of the garbage removal

system should he reviewed by project management.

a\. Reserved.

b\. Exterior Collection Areas.

\(1\) Where new dumpster collection areas are

provided, they should be positioned for easy

access by collection vehicles, which is

approximately 45 degrees off the vehicular

circulation path. Dumpster pads should be 4

ft. larger than the dumpster on all sides. The

paving surface where the wheels of the truck

rest shall be reinforced as appropriate or

thickened.

\(2\) Where new garbage can racks are provided, they

should be a minimum of 8 inches high above the

ground. They may be provided at individual

dwelling unit collections areas for improved

sanitation. In common collection areas,

enclosures may be used.

\(3\) Where feasible, garbage collection areas should

be a maximum of 150 ft from dwelling units in 1

and 2 family buildings and not more than 250 ft

from dwelling units in multifamily buildings.

2-5B. RESERVED.

2-6B. LAUNDRY FACILITIES.

a\. Security. In locations where abuse has been a

recurrent problem, the following steps may be taken.

\(1\) Relocation of laundries to areas where there is

management or tenant surveillance, such as:

\(a\) Within or adjacent to community or

management facilities;

\(b\) Adjacent to elevator lobbies, mail rooms

or heavily trafficked circulation paths;

or

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\(c\) Adjacent to play areas.

NOTE: New locations accessible only by stairs are

not acceptable.

\(2\) Provision of one supervised central location where

surveillance of numerous laundry facilities is not

possible;

NOTE: The inconvenience of distance is outweighed

by the ability to better control and maintain central

facilities.

\(3\) Making space within the laundry room visible from the

adjacent public area by a transparent panel or vandal-

resistant wide-angle surveillance mirrors;

\(4\) Compliance of doors and windows with maximum security

requirements established in paragraphs 9-7 and 10-7; or

\(5\) Use of tokens or pre-purchased cards in lieu of money for

washing machines and clothes dryers.

b\. Reserved.

c\. Furnishings. Public laundry facilities may have seating and

folding tables for tenant use. Where necessary, furnishings

shall be secured to walls or floors. Furnishings shall be

in safe and sound condition, stable and properly anchored as

required. Furnishings shall be free of splintering, rust or

other material deterioration.

d\. Washing Machines. In projects where central laundry facilities

are not provided, space, power supply, and water and waste

piping (or laundry sink) may be provided in each dwelling unit.

An electrical outlet should be within 6 ft. of the space

provided.

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e\. Clothes Dryers. In Projects where clothes drying facilities

are not Provided, hook-ups for clothes dryers may be

installed in each dwelling unit. When hook-ups are provided,

electrical supply and venting should be provided. See

Paragraph 7-3 for technical requirements.

2-7B. MANAGEMENT/MAINTENANCE FACILITIES. Where new or additional

management/ maintenance facilities are provided, the

following guidelines shall be used for maximum total space

allocation including supplies and equipment.

a\. Management Facility Space Allocation.

Number of dwelling Maximum Space allocation

units served (sq. ft.)

0 - 15 150

16 - 50 325

51 - 100 500

101 - 150 600

151 - 200 775

201 - 300 1000

301 - 400 1200

401 - 500 1400

b\. Maintenance Facility Space Allocation.

Number of dwelling Maximum Space allocation

units served (sq. ft.)

0 - 15 175

16 - 50 400

51 - 100 800

101 - 150 1000

151 - 200 1400

201 - 300 1900

301 - 400 2300

401 - 500 2700

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c\. Equipment. Nonexpendable equipment may be provided to

operate any given management/maintenance facility.

Equipment shall be in sound condition and shall not

present a hazard. Secured storage shall be provided for

supplies and equipment needed for project maintenance and

operation.

2-8B. COMMUNITY SERVICES FACILITIES. The need for these facilities

where space requirements are within permissible allowances

shall be fully justified. This justification shall address

the amount of space being requested, use of space, cost of

providing facility (development costs), organization or group

who will operate facility, daily operational hours, and

estimated annual cost to the PHA (operating costs).

a\. Requirements:

\(1\) Where provided, access to community services and

related site and interior spaces shall be sanitary,

safe and secured. For technical security

requirements for these facilities, see paragraphs 9-

7 and 10-7.

\(2\) Where facilities are also open to non-residents,

they should be accessible from an outdoor space

without drawing non-residents through the project\'s

grounds. Wherever possible, provisions should be

made to prevent access by non-resident users to

either tenant lobbies or units, such as via

elevators. However, facilities must be for the

primary use of tenants.

b\. Maximum Space Allowance. When new or additional

community facilities are provided, the following maximum

space allocation guidelines shall be used:

\(1\) For elderly housing, general purpose community space

shall not exceed:

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Number of dwelling

units served Maximum space allowance

Under 51 25 sq. ft. per dwelling unit.

51 to 100 1,250 sq. ft. plus 20 sq. ft. for

every dwelling unit over 50.

101 or more 2,250 sq. ft. plus I5 sq. ft. for

every dwelling unit over 100.

\(2\) For family housing, general purpose community space shall

not exceed:

Number of dwelling

units served Maximum space allowance

Under 100 8 sq. ft. per bedroom.

100 or more 800 sq. ft. plus 4 sq. ft. for every

bedroom over 100.

NOTE: For non-elderly housing, part of the maximum area as

stated above for general purpose space may be used to supply

space for health clinics or other preventive health programs

(not in excess of 5 sq. ft. for each dwelling unit served).

For further requirements, see paragraphs 2-7 and 2-8.

c\. Equipment. Nonexpendable equipment may be provided to

operate a community facility. Equipment shall be in sound

condition and shall not present a hazard.

d\. Facilities for the Elderly. Social and recreational

facilities may be provided as determined by current HUD

policy and tenant need. A minimum of one of each type of

community facility provided for the elderly shall be

accessible to the handicapped from residential, site, and

transportation areas. Provisions may be made for food

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preparation, serving and clean-up. Equipment and appliances

shall comply with standards established in paragraph 5-3.

Toilet facilities for men and for women shall be provided

adjacent to these facilities and shall be accessible to the

physically disabled.

e\. Public Restrooms. Existing public restrooms shall have

natural or mechanical ventilation. For technical

requirements for ventilation, see paragraph 6-5. Access to

and use of public restrooms shall be safe. In locations

where abuse has been a problem, a vandal-resistant wide-angle

surveillance mirror may be provided at restroom entrances.

New, or when renovated, public restrooms shall be accessible

to the handicapped as determined by current HUD regulations.

\(1\) Lighting. When necessary, permanent vandal-resistant

lighting may be provided by a grounded wall-switch

controlled fixture. As required, lighting may have

locked switching mechanisms accessible to authorized

personnel only. For technical requirements for

lighting, see paragraph 7-4.

\(2\) Lavatories. Lavatories shall be in safe and sanitary

condition, adequately anchored, and supplied with hot

and cold water with adequate pressure. Units shall be

free of cracks, holes or material deterioration, and

shall be equipped with any of the following energy

conservation devices that are cost-effective:

o Water saving devices; or

o Faucet flow restrictors.

New lavatories should have the following features:

o Water saving devices;

o Outlet devices that limit hot water flow to

0.5 gpm; or

o Self-closing valves that limit delivery of hot

water to a maximum of 0.25 gal.

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\(3\) Toilets and Urinals. Where provided, toilets and urinals

shall be in safe and sanitary condition, adequately

anchored and free of cracks, holes or material

deterioration. Toilets and urinals shall be retrofitted

with water saving devices that are cost-effective. New

toilets should be coverless with plastic split seats for

greater sanitation, decreased maintenance and increased

durability.

\(4\) Toilet Compartments and Urinal Partitions. Partitions

should be provided between toilets. Toilet Partitions

shall be in safe and sanitary condition, stable,

adequately anchored, and have operable doors and

hardware. When Provided, new toilet and urinal

partitions should be constructed of baked enamel metal

panels, and should have a securely anchored coat/package

hook on an interior wall or on the door. Doors, whenever

possible, should swing out.

\(5\) Restroom Accessories. Public restrooms should have the

following items:

o Permanent soap dispensers;

o Permanent dispensers for paper or cloth towels;

or electric hand dryer;

o Permanent toilet paper holders or dispensers;

o Waste receptacles; and

o Stainless steel mirrors.

Required accessories shall be in sound and sanitary

condition, securely anchored to supports, and free of

splintering, rust, broken glass or material

deterioration. Whenever possible, new accessories should

be flush-mounted stainless steel units. Glass should not

be used. Anchorage should be resistant to abuse. Double

tissue dispensers may be used in lieu of single units to

minimize supply depletion and reduce tending time by

maintenance personnel.

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f\. Child Care Facilities. Space may be provided for a child

care center for tenants if such a facility is not otherwise

available in the community or when existing facilities are

inadequate for current needs. This space may be in addition

to the amount allowed for community facilities in

subparagraph b(2). This space shall not include

accommodation for formal education programs normally provided

by the local school system. If child care facilities are

needed, the PHA shall provide written evidence from a

qualified local agency indicating that the agency agrees to

furnish, equip, operate and maintain the facility as well as

provide insurance coverage.

g\. Health Care Facilities. For elderly projects, space may be

provided for preventive health programs. Space may be

allocated for examination rooms and health clinics only if

they are not available in the neighborhood, but shall not

include general medical care or hospital care facilities such

as laboratory and treatment rooms. When health care

facilities are provided, a maximum of 5 sq. ft. per dwelling

unit may be provided. This space may be in addition to the

amount allowed for community facilities in subparagraph b.

If health care facilities are needed, the PHA shall provide

written evidence from a qualified local agency indicating

that the agency agrees to furnish, equip, operate and

maintain the proposed facility, as well as provide insurance

coverage, and identifying the services to be provided.

h\. Commercial Facilities. Commercial facilities, such as space

for a general, grocery or drug store, may be provided only

when there is no other practical alternative to meet the

needs of tenants.

2-9B. TENANT STORAGE SPACE. Tenants may be provided with storage

for bulk items such as carriages, luggage and boxes when

these items cannot be conveniently stored in dwelling units.

Storage areas should not be located in secluded or

unsupervised areas that make access or use unsafe. Tenant

storage areas not located within the dwelling unit should be

secured with individual locking mechanisms that are resistant

to abuse.

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Access to storage rooms shall be possible by authorized

tenant or management personnel only. Where new facilities

are provided, they should be in locations subject to

management or tenant surveillance and adjacent to heavily

trafficked areas. Storage system materials and the manner in

which items are stored shall comply with relevant fire codes

and shall not create potentially hazardous conditions.

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