**ATTACHMENT 17**

**GREEN OPERATING & MAINTENANCE PLAN**

**(GO&M Plan)**

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**1. Introduction**

The Owner and the Secretary acknowledge that the Owner has elected to
participate in the Mark-to-Market Green Initiative, pursuant to which
the Owner has entered into Green Commitments (as such term is defined in
the document titled "Owner's Green Commitments") to rehabilitate and
operate the Project in a manner that minimizes utility usage, furthers
occupant health, and minimizes impact on the environment. Owner
acknowledges that this Green Operating & Maintenance Plan ("GO&M Plan")
is a material consideration in the Project's eligibility for the
Mark-to-Market Green Initiative and in the Owner's eligibility for
various incentives in connection therewith.

The Owner provides this GO&M Plan to show how it plans to fulfill the
obligations required in the Owner's Green Commitments for the life of
the Mark-to-Market Use Agreement. This GO&M Plan becomes a key component
in HUD's oversight and in determining the Owner's compliance with its
obligation.

**2. Instructions**

A.  Owners are required to use this form, as it may be revised from time
    to time, to provide the Project's GO&M Plan for HUD review and
    approval.

B.  Definitions used in the GO&M Plan can be found in this Plan at
    section 3, Green Definitions.

C.  For each topic, HUD's requirements are stated in plain text,
    instructions to the Owner are stated in *italicized text*, and
    instructions to the PAE are stated in yellow highlighted text.

D.  This form is intended to support the Owner's Green Commitments
    document that is executed at the closing of the Mark-to-Market
    restructuring and is attached to the Restructuring Commitment and
    attached to and recorded with the Mark-to-Market Use Agreement.

E.  Owners are required to present an update to the GO&M Plan on the
    occurrence of any of these events:

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i.  Request by HUD (not to occur more frequently than annually except if
    again prompted by any of the events listed in this section).

ii. Change in ownership.

iii. Change in management agent.

iv. Change in pest control operator.

v.  Change in circumstances that cause the Owner to request a
    modification of the approved GO&M Plan.

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F.  HUD may request a one-time orientation call with the owner,
    management agent staff, HUD field office project manager and others
    as may be identified, to review the contents of this GO&M Plan. The
    owner agrees to cooperate with such request.

**3. Definitions**

A.  **Green Component Defined.** A "Green Component" is one that is not
    mandated by applicable codes or ordinances, is consistent with the
    Reserve for Replacements schedule agreed to in the Mark-to-Market
    restructuring, and has one or more of the following attributes, when
    compared with the comparable component that would normally be used
    by Owners of similar properties in the same market area who have not
    made a Green Commitment:

    i.  Materially lower electric / natural gas / heating fuel/ water/
        other utility consumption.

    ii. Materially lower emissions of chemicals thought to be harmful to
        humans.

    iii. Materially longer useful life.

    iv. Materially more biodegradable.

    v.  Materially more easily recycled.

    vi. Materially lower use of raw materials/ materially more recycled
        content.

    vii. Materially less miles to transport materials to the Project.

B.  **Green Operation Defined.** "Green Operation" is operation that
    conforms to the Green Commitments generally, conforms to the
    Traditional vs. Green Comparison for R4R attached hereto as Exhibit
    B specifically, that uses Green Components where prudent and
    appropriate for operations and replacements, and that uses products
    for cleaning and maintenance with a materially lower use of
    chemicals thought to be harmful to humans.

**4. Green Rehabilitation**

[Requirement:]{.underline} Owner has reviewed the Traditional vs. Green
Comparison for Rehab and Significant Additions attached here to as
Exhibit A. Owner agrees that such Exhibit accurately reflects Owner's
agreements for rehabilitation and significant additions, to be completed
by [insert Rehabilitation Escrow Deposit Agreement expiration
date]{.mark} and otherwise as required in the executed Rehabilitation
Escrow Deposit Agreement. With respect to the rehabilitation designated
as Green Components, Owner further agrees to follow Green Rehabilitation
in carrying out such activities, and to document its compliance with
this requirement.

**5. Green Implementation of Replacements**

[Requirement:]{.underline} Owner has reviewed the Traditional vs. Green
Comparison for R4R attached here to as Exhibit B. Owner agrees that such
Exhibit accurately reflects Owner's agreements for replacements. With
respect to the replacements designated as Green Components, Owner agrees
to replace various components with items broadly recognized as Green
Components at such times as the useful lives of the existing components
have expired. Owner agrees to document its compliance with this
requirement. Owner further agrees to provide a copy of each request for
reimbursement from the Reserves for Replacement Account (including
supporting documentation) to an office designated by the Secretary for
monitoring the Owner's compliance with the Green Commitments.

**6. Green Maintenance**

[Requirement:]{.underline} Owner agrees to take all reasonable steps, to
use materials and practices that are broadly recognized as being
practical, feasible and less harmful to the residents and the
environment, to follow Green Operation in the operation of the Project,
including cleaning, maintenance, and replacement tasks, and to generally
select and make best efforts to use cleaning and maintenance products
that are Green Components.

*The following narrative describes how the Owner will meet the Green
Maintenance requirement. For example, the Owner should consider how to
use appropriate practices to install and maintain Green Components (and
train on-site staff and tenants, as applicable, in the use of the new
Green Components). The Owner should also consider how best to optimize
the use of air quality compliant products, materials and practices, and
where practicable, use appropriate types of caulking, adhesives and
sealants; use appropriate types of paints and coatings that contain no
or less volatile organic compounds when compared to comparable products
used by Projects not participating in the Mark-to-Market Green
Initiative; implement a toxic material source reduction program, as
necessary, for proper disposal of mercury contained in light bulbs and
compact fluorescent lights; maintain carbon monoxide alarms; use
appropriate types of refrigerants for cooling systems, if applicable,
that use a product less harmful to the environment; dispose of
construction debris and component replacement using both recycling and
other methods that reduce the addition to landfills; and with respect to
all practices, train existing and new staff in selection and use of
appropriate products and practices.*

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**7. Discounts, Rebates, Commissions and Other Savings**

[Requirement:]{.underline} The Owner acknowledges the existing
Regulatory Agreement requirement to secure for the benefit of the
Project all reasonably available discounts, rebates, commissions and
other savings, which includes securing for the benefit of the Project
any such benefits that are attributable to Green improvements. The Owner
agrees to periodically review programs for cost savings that may be
available through the likely Federal, State and Local resources, Green
Component manufacturers and utility companies, and to pursue those that
the Owner determines are beneficial to the Project.

**8. Resident Involvement, Outreach and Incentive Plan**

[Requirement:]{.underline} Owner shall operate the Project in accordance
with the Resident Involvement, Outreach and Incentive Plan, as approved
by the Secretary. The Plan shall address the owner's plans for
involving, training and incentivizing tenants in the prudent operation
of a Project that benefits from having Green Components installed and
that follows Green Operation. In developing the Plan, the Owner may rely
on guidance from national organizations with a mission for improving the
indoor environmental quality and incorporating energy and water saving
components in their housing.

*The following narrative addresses the Owner's plans for orienting
residents to the Green Operation of the Project, seeking input on
existing and future Green Operations, and incentivizing residents to
promote Green Operations. For example, the Owner should consider its
plans for existing residents upon conversion to a Green Project and upon
the move-in of new residents in the future. The Owner should also
evaluate each area where residents can have an impact on Green
Operations and identify incentives (e.g., recognizing top energy savers
and water savers,, improving the community facilities, extending hours
of the Neighborhood Network Center, offering more or expanding existing
job training programs) to reward the desired conduct. The areas might
include, for example, energy-saving items, water-saving items,
recycling, carpooling, public transportation, compact fluorescent
lighting (CFL) replacement programs, Green Welcome Package, Green
Orientation Session, etc. The Owner's plan should show how the training
will be sustained over the life of the Mark-to-Market Use Agreement.*

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  **[(Resident Involvement, Outreach and Incentive Plan
  continued)]{.mark}**:

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**9. Integrated Pest Management Plan**

[Requirement:]{.underline} Owner shall ensure that pest management
activities are undertaken in accordance with the Secretary's
requirements for an Integrated Pest Management Plan, as documented in
the Mark-to-Market Program's existing guidance as it may be amended from
time to time. OAHP expects the Owner to generally adhere to these
principles (from Draft Green Guide, Version 9, paragraph V.C.5):

a.  ["Periodic exterior inspection:]{.underline} identify and seal pest
    entry points.

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a.  [Interior unit inspection:]{.underline} look for evidence of
    roaches, mice, and other pests, and if evidence is found, identify
    and seal pest entry points and notify the pest control firm.

b.  [IPM principles:]{.underline} incorporate IPM principles into third
    party pest control firm contract and/or into internal property
    management practices, as applicable, including:

> (1)- The problem or pest is identified before taking action.
>
> (2)- Vegetation, shrubs and wood mulch should be kept far enough away
> from structures to avoid attracting termites and to remove cover for
> rodents looking to enter the building.
>
> (3)- Cracks and crevices in walls, floors and pavement are either
> filled or eliminated.
>
> (4)- Garbage cans and dumpsters are cleaned regularly.
>
> (5)- Litter is collected and disposed of properly at least once a
> week.
>
> (6)- If fertilizers are used, they should be applied several times
> (e.g., spring, summer, fall) during the year, rather than one heavy
> application.
>
> (7)- If pesticides are necessary, use spot treatments rather than
> area-wide applications. In choosing among pesticides likely to be
> effective: (i) For roaches, prioritize baits, growth regulators, and
> boric acid as the primary pesticides. Focus on housekeeping issues and
> on avoiding introducing roaches during move-in; (ii) in general, give
> priority to the lowest-toxicity pesticide; and (iii) in general, avoid
> the use of spray applicators and fogging applicators.
>
> (8)- Interior water leaks should be fixed as identified by inspectors
> or property management staff, or as reported by residents."

*The following narrative evidences the Owner's commitment to establish
and maintain an Integrated Pest Management Plan, a copy of which is
attached as Exhibit C. For example, the Owner should confirm that the
selected pest control operator is experienced in IPM principles and
practices, that the IPM Plan will be adopted at the Project, and that
on-site staff and residents will be trained upon conversion to an IPM
Plan and upon the move-in of new residents and change of staff in the
future.*

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**10. Temperature and Relative Humidity Monitoring**

[Requirement:]{.underline} Owner agrees that the Mark-to-Market
restructuring plan incorporates the costs of purchasing, operating and
maintaining devices to monitor and report temperature and relative
humidity at the Project. Owner shall install devices to monitor and
report temperature and relative humidity at the Project, for a period of
three years after completion of the rehabilitation required in the
Rehabilitation Escrow Deposit Agreement, pursuant to protocols that the
Secretary provided prior to closing the Mark-to-Market restructuring (in
the event the protocols are not provided, the funding for this
requirement is included in the Rehabilitation Escrow, to be used when
the Secretary provides the protocols). Owner may continue the monitoring
beyond this time requirement at the Owner's discretion; HUD may continue
the monitoring at its expense.

*The following narrative describes the Owner's plans for installing and
operating devices in apartments that will monitor temperature and
relative humidity and transmitting it wirelessly to HUD in a format, on
a frequency and according to the technical specifications provided by
OAHP prior to closing.* *The narrative should include the type, number,
and location of devices to be installed.*

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**11. Energy and Water Usage Monitoring**

[Requirement:]{.underline} Owner agrees that the Mark-to-Market
restructuring plan incorporates the costs of monitoring and reporting
energy and water usage at the Project, for a period of three years after
completion of the rehabilitation required in the Rehabilitation Escrow
Deposit Agreement, pursuant to protocols that the Secretary provides
prior to closing the Mark-to-Market restructuring. Owner may continue
the monitoring beyond this time requirement at the Owner's discretion;
HUD may continue the monitoring at its expense.

*The following narrative describes the Owner's plans for installing and
operating devices that will monitor utility consumption and transmitting
it wirelessly to HUD in a format, on a frequency and according to the
technical specifications provided by OAHP prior to closing. The
narrative should include the type, number, and location of devices to be
installed.*

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**12. Resident Paid Energy and Water Consumption**

[Requirement:]{.underline} [Insert 'Not Applicable' if there will be no
utility allowance following the Mark-to-Market Closing Date]{.mark} The
owner's commitment to monitor energy and water usage provides data that
can be used to fulfill the owner's existing and ongoing obligation to
properly size the tenant utility allowance. Twelve months after
completing the required rehabilitation, the owner shall provide to the
HUD field office project manager (or other designee) a request for
re-determination of the utility allowance following existing HUD
guidelines and including all available monitoring data for tenant usage
for the most recent twelve months at the Project.  This data will be
used to revise the tenant utility allowance, if necessary, to reflect
actual utility usage post-rehabilitation.  Utility usage will thereafter
be reviewed periodically in the same manner in order to fulfill owner's
obligation to ensure that the utility allowance is properly sized.

**13. Green Property Management Certification**

[Requirement:]{.underline} Owner shall ensure that at least one
representative of the property management (working on site or a direct
supervisor of such staff) maintains a Green certification as prescribed
by the Secretary in Exhibit D attached hereto. Owner further agrees to
document its compliance with this requirement and provide evidence of
compliance to HUD annually.

*The following narrative includes the Owner's plan to achieve initial
compliance with the requirement and acknowledges the obligation to
maintain compliance for the life of the Mark-to-Market Use Agreement.*

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**14. Green Research Project Cooperation**

[Requirement:]{.underline} Through the Mark-to-Market Green Initiative,
HUD and the Owner are taking steps at the Project to reduce utility
usage, further occupant health, and be less harmful to the environment.
It is important to measure results; HUD has required, and the Owner has
agreed, to measure utility consumption, temperature and humidity for a
specific period of time to obtain tangible, meaningful data about
savings and improvements at the Project. The research community may also
be interested in obtaining other data from the Project, such as air
quality measurements or resident health surveys, in order to validate
other benefits to the tenants.

Owner agrees that, if so requested by the Secretary, Owner will
cooperate with research projects approved by the Secretary. Owner will
provide to researchers all of the following if requested by the
Secretary to do so:

A.  Access to the Project at reasonable times of the day and for
    reasonable amounts of time.

B.  Access to Project information held by or under the control of the
    Owner and its agents and affiliates that is available to the
    Secretary.

C.  Access to resident information only as specifically authorized by
    the Secretary.

D.  The opportunity to interact with tenants of the Project at
    reasonable times of the day and for reasonable amounts of time, and
    as agreed to by the tenants.

E.  In approving researchers, the Secretary shall impose such
    requirements as the Secretary deems appropriate to minimize
    administrative and other burdens on Owner, managing agent, and
    residents of the Project.

Submitted by:
\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_ Date:
\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_

(Owner representative's name printed)

Signature:
\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_\_

(Owner representative's signature)

**GREEN OPERATING AND MAINTENANCE PLAN**

**EXHIBIT A, DESCRIPTION OF REQUIRED REHABILITATION**

**[Attach Exhibit A to the Rehabilitation Escrow Deposit Agreement, the
Plug-In Significant Additions and the Plug-In Rehab pages here]{.mark}**

**GREEN OPERATING AND MAINTENANCE PLAN**

**EXHIBIT B, RESERVE FOR REPLACEMENTS SCHEDULE**

**[Attach the 20-year schedule and Plug-In R4R page(s) here, noting the
Green Components]{.mark}**

**[accepted for implementation by the Owner.]{.mark}**

**GREEN OPERATING AND MAINTENANCE PLAN**

**EXHIBIT C, INTEGRATED PEST MANAGEMENT PLAN**

**[Attach the IPM Plan here.]{.mark}**

**GREEN OPERATING AND MAINTENANCE PLAN**

**EXHIBIT D, GREEN PROPERTY MANAGEMENT CERTIFICATION REQUIREMENTS**

**[Attach the current version of the requirements here.]{.mark}**