DRAFT

MANAGEMENT PLAN HERITAGE HOUSE

I. MANAGEMENT A. Role and Responsibility of Owner

Heritage House Partners, L.P., a California limited partnership ("Owner") is the owner of the property located at 3700 Valle Verde Drive, Napa, CA known as Heritage House (the "Property") and Burbank Housing Management Corporation, a California nonprofit public benefit corporation ("Manager"), is responsible for all the property management duties of the Property on behalf of the Owner.

Owner is responsible for approving all policy documents and decisions, including, but not limited to, designation of a point-of-contact for Owner/Manager relations, the annual budget for the Property prepared by Manager and approved by Owner (the "Annual Budget"), this Management Plan (this "Management Plan"), and the Management Agreement between Owner and Manager (the "Management Agreement"). Recommendations for policy changes may be initiated by Owner or Manager, but must be approved by Owner prior to becoming effective. Owner's written approval is required for all policy decisions, unless as otherwise noted in this Management Plan or the Management Agreement.

Owner is responsible for monitoring the activities of Manager for compliance with any applicable program requirements, and local, state, and federal regulations and law. This will be accomplished through regular site visits by Owner, periodic meetings with Manager, review of monthly fiscal and management reports, annual audited fiscal reports, and other records and procedures as Owner may deem necessary.

B. Role and Responsibility of Manager

Manager will be responsible for all property management activities including, but not limited to the following:

a. Employment, training, payment, supervision and discipline of staff in the

employ of Manager for the Property.

b. Payment of all routine operating expenses including repairs and maintenance, reserve maintenance, insurance, taxes, project utilities (other than tenant supplied utilities);

c. Preparation of monthly and annual fiscal and management reports and

Annual Budget;

ATTACHMENT 5

DRAFT

d. Marketing, tenant income eligibility determination, selection and orientation, lease execution and enforcement, rent collection, landlord-tenant communication, annual recertification of tenants, administrative hearing procedure, termination of tenancies, coordinating legal efforts to collect rents and execute evictions (in consultation with Owner);

e. Maintenance, tenant service requests, common-area maintenance, unit

inspections, servicing building equipment, and vacant unit repair;

f. Purchasing supplies and equipment, maintaining inventory records and control;

g. Maintenance of adequate records, files and inventories including complete

tenant and unit files with copies of leases, certification forms, repair requests and services performed, recertification forms, all correspondence with residents.

h. Manager will maintain the following monthly records: 1) Financial statement and reconciled bank statement; 2) Income/Expense statement; 3) Rent collection and rent delinquency; 4) Vacancy and turnover; 5) Occupancy information;

6) Description of major repair or maintenance undertaken.

In the event of a change of property management, Owner would seek proposals from qualified property management firms, which would be evaluated for related experience and required capabilities. In such a case, Owner will remain active in property management activities until the new Manager can establish effective control over the Property.

C. Personnel Policy and Staffing Arrangements

1. The personnel required by the Property shall include one full-time on-site manager (the "Resident Manager") and one full-time maintenance technician during regular business hours. The day-to-day operations of the Property will be under the direct management of the Resident Manager who will report to Manager. During the Transition Period (as defined below), the Property will provide 24-hour management presence with the additional staffing as set forth in the Security Plan attached hereto as Exhibit H. Such additional staffing will be funded through a separate transition reserve for dedicated costs incurred during the Transition Period. In this Management Plan, the "Transition Period" shall mean the first year of operations of the Property and possibly one or two additional

ATTACHMENT 5

DRAFT

years thereafter depending on the needs of the Property as determined by Manager and Owner in consultation with the City of Napa.

The residents of the Property will be served by Abode Services, Inc., a non-profit organization, or other qualified supportive services provider (the "Service Provider"). The Service Provider will arrange for on-site staff to facilitate a range of social services to the residents of the Property including case management, mental health services, substance abuse recovery, life skills training, and job counseling and placement, as set forth in the Supportive Services Plan attached hereto as Exhibit E. The Service Provider will be funded through a separate capitalized operating reserve for the Property and the Supportive Services Plan will be updated periodically in accordance with the needs of the residents.

Manager, through Manager's employees and independent vendors under the direction of the Manager, shall be responsible for coordinating the overall maintenance of the Property. The duties shall include, but not be limited to, all repair requests by residents, landscape maintenance, building repairs, interior and exterior painting, and preventative maintenance. Where a task exceeds the knowledge and capabilities of maintenance staff, outside contractors or specialists shall be retained by Manager at the expense of the Property.

2. Manager will be responsible for the selection and hiring of all personnel at the

Property except for the supportive services staff hired by the Service Provider. All hiring of personnel by Manager will comply with the hiring policy of Manager, and will reflect the nondiscrimination and equal employment opportunity provisions of the U.S. Department of Housing and Urban Development ("HUD") and California Department of Fair Employment and Housing regulations.

Equal employment opportunity will be afforded to all individuals without regard to race, sex, gender, gender identity/expression, marital status, color, religion, age (over 40), sexual orientation, disability, genetic information, medical condition, military or veteran status, national origin, or ancestry. Prospective employees will be required to complete an employment application, submit to a background investigation and be able to demonstrate or substantiate the skills required for the position. Manager will provide training to all new employees and will periodically send staff to seminars that are applicable to the skills of their position. All costs of training and educational programs for both on-site and off-site staff related to the Property shall be paid from the general operating account of the Property. In the event that an employee’s duties and responsibilities involve multiple properties managed by Manager, the training costs for such employee shall be prorated among the properties.

ATTACHMENT 5

DRAFT

E. Provisions for periodic update of Management Plan

Owner and Manager shall amend this Management Plan as needed to adapt to new policies and regulations to ensure compliance with all federal, state, local laws, and conditions of approval by the City of Napa. This Management Plan shall be reviewed for this purpose no less frequently than every five (5) years.

II. OCCUPANCY A. Plans and Procedures for Tenant Selection

1. Manager will be responsible for marketing the Property in accordance with all

requirements of the affirmative marketing plan for the Property.

2. Manager will comply with all terms and conditions, including income restrictions, required by any applicable Regulatory Agreement.

In this Management Plan, "Regulatory Agreements" shall mean collectively the Regulatory Agreement by and between Owner and the California Department of Housing & Community Development and any and all the regulatory agreements, declarations of restrictive covenants, or other documents between Owner and any applicable lenders governing the affordability, management, and operation of the Property. Manager shall fill any vacancies with households at or below the income limits required by the Regulatory Agreements.

Tenant eligibility and selection will be determined in compliance with the Fair Housing Act. There shall be no discrimination against or segregation of any person, or group of persons on account of race, religion, color, sex, age (except for lawful senior housing in accordance with state and federal law), familial status, disability, marital status, sexual orientation, gender identity/expression, genetic information, source of income, national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property, nor shall Manager or any person claiming under or through Manager establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in the Property. Manager shall comply with all federal, state and local laws prohibiting discrimination including, but not limited to: Title VI of the Civil Rights Act of 1964, the Fair Housing Act, the Age Discrimination Act of 1975, Section 504 of the Rehabilitation Act of 1973, Executive Order 11063, as amended by Executive Order 12259, and Executive Order 11246 (and the implementing regulations issued pursuant to each of the above statutes and executive orders), the Unruh Act, California Civil Code Section 51 et seq., and the California Fair Employment and Housing Act, Government Code Section 12955 et seq.

In selecting residents, Manager shall apply the same screening criteria to all applicants as set forth in the Resident Selection Process & Criteria attached hereto as Exhibit F.

ATTACHMENT 5

DRAFT

However, Manager will seek to identify and eliminate situations or procedures that create a barrier to equal housing opportunity for all. Manager is obligated to offer qualified applicants with disabilities additional consideration in the application of rules, policies, and practices, or services and structural alterations, if it will enable an otherwise eligible applicant or tenant with a disability an equal opportunity to access and enjoy the Property. Manager is not, however, required to make an accommodation or physical modification if the accommodation or modification will be an undue financial or administrative burden to the Property or if it requires Manager to fundamentally alter or change the nature of the housing program at the Property.

B. Procedure for Annually Recertifying Household Income and Size

1. Manager shall maintain a "tickler" system to identify when the annual resident household recertification is due. The annual recertification will be based upon the anniversary of the resident's initial move-in date. One hundred twenty (120) days before recertification is due, a recertification packet of forms shall be delivered by Manager to the resident. As part of the recertification process the following will be accomplished:

a. The recertification form will be completed.

b. The resident will be requested to sign the recertification form.

c. Manager shall discuss tenancy with the resident. d. Manager shall conduct a unit inspection.

e. Verification forms will be reviewed and filed in the resident’s folder. Copies will be made of tenant supplied verification documents and the original documents upon the resident's request.

f. Manager will mail and process the appropriate third-party verifications as

indicated in the initial resident selection procedure.

g. Manager shall complete all necessary requests for maintenance based upon the unit inspection.

h. Once the income verifications have been returned, Manager will evaluate

the resident's income eligibility and notify the resident of the status of their eligibility.

i. Manager shall then file the recertification, verification and unit inspection

forms in the resident's file.

2. In the event that during the recertification process it is determined that a resident’s household income exceeds the income designation for the occupied unit, Manager shall comply with the procedures provided in the Regulatory Agreements

ATTACHMENT 5

DRAFT

regarding over-income tenants.

3. If at any time the resident's household size has changed and no longer meets the occupancy standards of the Property, Manager shall arrange for relocation of such resident to an appropriately sized unit at the Property if available. If no unit of appropriate size exists or is available at the Property, the resident will be given a six-month notice to vacate.

4. The resident occupancy standard that shall be used upon initial occupancy and at

recertification to determine the proper unit size is as follows: Unit Number of Persons in Household Size Minimum Maximum Studio 1 2

1-Bedroom 1 3

Manager may permit flexibility in the above occupancy standard, but only if special circumstances warrant an exception and the reasons for any change are documented in the resident's file. Consideration shall also be given to any household member that has a disability requiring special accommodation. If the number of members of a resident household changes, Manager shall have the resident execute an amendment to the original lease indicating such change of household members. If the change is an increase in the number of household members, the proposed new resident will be required to complete the application process and income verification that is required of all prospective residents prior to occupancy.

Manager may request that residents provide information needed to contact a family member, close friend, medical practitioner or other responsible party who may assist in the event that the resident becomes incapacitated, dies or some other emergency exists.

C. Rent Collection Policies and Procedures. All payments of rent will be delivered to

Manager at an address provided on the residents' lease agreements. Each resident will sign a Residential Lease Agreement attached hereto as Exhibit B and agree to the Community Policies attached hereto as Exhibit C. Manager shall record and post each rent payment to the resident's ledger and the cash receipts journal using a check scan system. All funds are to be deposited daily by the Manager in the Property’s general operating account during the first five (5) days of the month. Thereafter, funds are to be deposited at any time that checks and money orders total $500, and no more than forty-eight (48) hours following receipt of funds.

D. Parking. On a first come first serve basis, Manager will assign a parking space at no cost

to each resident with a validly registered automobile. All residents assigned to a parking

ATTACHMENT 5

DRAFT

space will be provided with and be required to display a parking sticker. The Resident Manager will take the necessary steps to remove any unassigned or abandoned vehicles from the Property. The Resident Manager will regularly review the parking assignments and make adjustments as necessary. In the event all available parking spaces have already been assigned, the Resident Manager shall keep a waitlist for residents seeking a parking space. See Parking Policy attached hereto as Exhibit G.

III. MAINTENANCE AND SITE SECURITY A. Maintenance staff and/or outside vendors will perform cleaning on move-in and move-

out of residents as well as walking the grounds for trash and debris daily. Additionally, they will perform mechanical repairs including, but not limited to, unplugging of stopped up toilets, unclogging disposals, and electrical switch receptacle replacement. Major repairs that require greater expertise than is available through maintenance staff, such as appliance repair, major plumbing and electrical repairs, will be handled by outside contractors or service companies. All vendors must be on the Owner/Manager approved vendor list and have the appropriate license and insurance.

Supervision of Property maintenance will be the responsibility of the Manager. The Manager employs maintenance supervisors who are skilled in all areas of property maintenance management. Maintenance staff at the Property will report to the Resident Manager for work orders, but are supervised by Manager’s maintenance supervisors.

B. Additional jobs done by maintenance staff:

1. Replacement of all water heaters (50 to 100 gallon sizes), angle stops and supply lines, garbage disposals, sinks and faucets.

2. Basic electrical work is done by maintenance staff, including replacing circuit

breakers, lighting fixtures, fan motors in kitchen and bathrooms.

3. All painting of the insides of the apartments as routine maintenance and during turnovers. Use power washer to clean moss and mildew off of sidewalks and steps.

4. Pickup and install all major appliances, including stoves, refrigerators, etc. C. Utilities and Services. Manager shall make arrangements for sewage, rubbish collection,

vermin extermination, exterior decorating, and laundry equipment. Residents shall be responsible for establishing power and gas services, telephone, cable, and internet service, as applicable, and shall put such services in the resident's name. Manager has the authority to execute utilities contracts on behalf of Owner as may be necessary to secure such services, subject to the limitations of the Annual Budget and the Management Agreement.

Manager will oversee the contract or service firms for the Property and will report any

ATTACHMENT 5

DRAFT

irregularities or changes in performance levels to Owner for review. Specifications for contract services will be submitted to at least three (3) reputable companies in the area. Bids and proposals will be reviewed by Manager and submitted to Owner for approval. All bidders will provide references for performance and verification will be performed by Manager prior to entering into the contract. Work is not to be started before evidence of license, liability and worker's compensation insurance is provided.

Off-site staff will be responsible for the daily cleaning of the Property's common areas including, but not limited to, removal of litter on the grounds, sweeping sidewalks and removal of debris in the trash enclosures. The landscape maintenance vendor's duties will include weekly blowing or sweeping all sidewalks, carports and driveways clear of debris and plant matter and trash removal in the landscape.

D. Maintenance and Repair. Subject to any limitations on expenditures imposed by this

Management Plan, Manager shall cause the Property to be maintained and repaired in a condition at all times in compliance with all loan documents including the Regulatory Agreements and otherwise acceptable to Owner, including, but not limited to, cleaning, painting, decorating, plumbing, carpentry, grounds care and such other maintenance or repairs as may be necessary.

In order to properly maintain the Property, the following actions shall be taken:

1. A preventative maintenance schedule shall be developed by Manager for approval by Owner. This schedule shall be incorporated into the Management Plan, which shall be reviewed by Owner and updated as necessary.

2. Subject to Owner's prior approval, Manager may contract with qualified

independent contractors for the maintenance and repair of mechanical/electrical systems, etc., and other extraordinary repairs beyond the capability of regular maintenance employees.

3. Manager shall systematically and promptly receive and investigate all requests for

maintenance or repair from residents and subject to limits imposed by this Management Plan, shall take action thereon as may be justified and keep records of the same. Emergency requests shall be received and services provided subject to limits imposed by this Management Plan. Manager shall inform residents of procedures to obtain maintenance services if an emergency occurs after normal office hours. Manager shall maintain a log book containing all service requests and maintenance repairs provided, copies of which shall be subject to periodic inspection by Owner.

4. Subject to the Annual Budget, Manager shall purchase all materials, equipment,

tools, appliances, supplies and services necessary to ensure proper maintenance and repair.

5. Owner has furnished Manager with a complete set of plans and specifications

ATTACHMENT 5

DRAFT

accurately reflecting the Property as built and copies of all guarantees and warranties pertinent to previous construction, fixtures and equipment. With the aid of this information and inspection by competent personnel, Manager shall familiarize itself with the character, location, construction, layout plan and operation of the Property and especially of the electrical, heating, plumbing, air conditioning and ventilating systems, the elevators and all other mechanical equipment or systems.

E. Security. All residents of the Property will be provided with key or punch code access to

the building which will remain locked at all times. Visitors will be required to press a call button before entering the building. Manager is responsible for monitoring the activities at the site and striving to prevent the property from being used for any kind of criminal activity or other activities affecting the security of the residents, the Property or the surrounding community. Manager will work with the City of Napa police department to periodically survey the Property to identify any areas that are potentially unsafe due to lighting, landscaping, or other conditions. During the Transition Period, the Property will adhere to a Security Plan as set forth in Exhibit H.

Inspections will be made by Manager on the exteriors and common areas for safety and preventative maintenance purposes. In general, the property components will be inspected as follows:

1. On-site physical inspections conducted daily by on-site management

personnel. This would be augmented as needed by Manager.

2. Mechanical equipment inspection semi-annually or as needed.

3. Walk-throughs with contract services quarterly and as needed.

4. Roof inspections in the fall of each year and as needed. 5. Internal components inspected semi-annually or as needed. 6. Exterior components inspected continuously, typically in the spring and fall. 7. Lighting inspections continuously.

Written documentation is in the form of a monthly safety inspection form, quarterly, bi-annually and annual inspection forms. A detailed Preventative Maintenance Schedule is attached as Exhibit C.

F. Vacancy. With the resident's permission, approximately fifteen (15) days prior to a unit becoming vacant, Manager will perform an inspection of the unit to determine what work will be needed prior to a new resident moving in.

Maintenance personnel and/or vendors will be notified of the anticipated vacancy date so

ATTACHMENT 5

DRAFT

that they are able to schedule the needed work. All vacated units shall be inspected by Manager within 24 hours of receiving the keys from the previous resident.

Manager will compare the move-out inspection form and the move-in form to determine the use of the security deposit. The residents will be charged, by deducting from their security deposit, for all cleaning and repairs with the exception of normal wear and tear. Painting is to be pro-rated over three years. Other apartment components are to be pro-rated based on the useful life schedule provided in the preventative maintenance plan. Disbursements from the security deposit account shall comply with the Management Agreement and the requirements of California Civil Code Section 1950.5

Manager is to schedule all repairs and review workmanship prior to submitting the invoice for payment. Unit turnovers are to be completed within seven (7) days unless there are extenuating circumstances..

Manager must at all times be aware that vacant units result in a costly loss of revenue to the Property and that in such cases time is of the essence. Due diligence shall be used to repair and rent vacant apartments.

ATTACHMENT 5

DRAFT

Exhibit A

Administrative Hearing Procedure

ATTACHMENT 5

Page 1 of 2 (rev. 09/2017)

GRIEVANCE AND APPEAL PROCEDURE 1. DEFINITIONS

a. Burbank Housing Management Corporation is referred to as “management,” “BHMC,” or “us.”

b. Complainant is defined as any resident or prospective resident in the project whose rights, duties, welfare, or status are or may be adversely affected by management’s action or failure to act and who files a grievance with management with respect to such action or failure to act. Complainant is referred to in this procedure as “complainant”, “you”, or “tenant”.

c. Grievance is defined as any dispute with respect to management action or failure to act in accordance with lease requirements, or any management action or failure to act involving the interpretation or application of management regulations, policies or procedures which adversely affects the rights, duties, welfare, or status of the complainant.

2. APPLICABILITY

a. This procedure shall only apply to certain individual grievances between you and us. b. This procedure shall not apply to:

1. The validity or propriety of the terms and conditions of the residential lease; 2. Eviction or termination of tenancy based upon your creation or maintenance of a

threat to the health or safety of other tenants, our employees, subletting, waste, nuisance, or unlawful use;

3. Class grievances; 4. Disputes between you and other tenants not involving us; and 5. Other frivolous disputes.

3. RIGHT TO A RESPONSE

When you file a written grievance as described in this procedure, you are entitled to a response.

4. HEARING

a. Presentation of grievance. You must personally present your grievance in writing to us at our office at 790 Sonoma Avenue, Santa Rosa, California 95404. You must present your grievance no later than ten (10) business days from our action or failure to act, which is the basis for your grievance. The grievance may be simply stated, but you should specify the particular ground(s) for the grievance and the action or relief you seek. You must include the name of the property involved, your address and a contact phone number. We will schedule a hearing with you within five (5) business days after we receive your request.

b. Response. We will prepare a written response to your grievance within ten (10) business days after the hearing date.

ATTACHMENT 5

Page 2 of 2 (rev. 09/2017)

5. APPEAL

a. Request for appeal. If you are dissatisfied with the disposition of the grievance as stated in our response you may submit a written request to us for an appeal. You must personally present your request for an appeal in writing to us at our office at 790 Sonoma Ave. Santa Rosa, CA 95404. You must present your request for an appeal no later than ten (10) business days from the date of our written response. You must include the name of the property involved, your address and a contact phone number. We will schedule a hearing with you within five (5) business days after we receive your request.

b. Failure to request an appeal. If you do not request an appeal within the time allowed in a. above, you waive your right to an appeal and the disposition of the grievance becomes final.

c. Response. We will prepare a written response to your appeal within ten (10) business days after the hearing date.

6. RIGHT TO GO TO COURT

Participation in any of the procedures described above will not waive, or affect in any manner whatsoever, any rights you or management may have to any judicial proceedings that may thereafter be brought on the matter.

I agree, by my signature below, that I have received a copy of this Grievance and Appeal Procedure.

Agent for: Property Name and Address By: Signature of Agent for Owner Print Name Title Date

Resident Signature Print Name Date Resident Signature Print Name Date Resident Signature Print Name Date Resident Signature Print Name Date

ATTACHMENT 5

DRAFT

Exhibit B

Residential Lease Agreement

NOT PROVIDED AT THIS TIME

ATTACHMENT 5

DRAFT

Exhibit C

Community Policies (Addendum to Residential Lease)

ATTACHMENT 5

PAGE 1 OF 9

COMMUNITY POLICIES ADDENDUM TO RESIDENTIAL LEASE

This Community Policies Addendum to Residential Lease for Tax Credit Properties (referred to herein as the “Community Policies” or “Policies”) is attached to and forms a part of the Burbank Housing Management Corporation Residential Lease For Tax Credit Properties (referred to herein in its entirety as “the Lease” dated _____________ ________ between Burbank Housing Management Corporation, the manager and agent for the Owner (referred to herein as “BHMC”, “we” or “us” and _________________________________ (referred to herein as “Resident” or “You”. You are a resident of HERITAGE HOUSE, located at 3700 Valle Verde Drive, Napa, CA (referred to herein as the “Property” or the “Premises”) which is managed by BHMC. You are responsible for knowledge of and compliance with these Community Policies (these “Policies”). Your support and cooperation are needed to maintain harmonious and pleasant living conditions within your community. These Policies affect everyone, and failure to follow and abide by them by residents, guests, invitees or employees of residents can result in the termination of your tenancy. Your Resident Manager is a member of our team (referred to herein as “Manager”). You should report all problems to your Manager. New rules and regulations or amendments to these Policies may be adopted BHMC by upon giving residents 30 days’ notice in writing. These rules and any changes or amendments have a legitimate purpose and are not intended to be arbitrary or work as a substantial modification of your rights as a resident. They will be equally enforced. 1. Alcoholic Beverages

a. Consumption of alcoholic beverages is not permitted in common areas, recreation rooms, meeting rooms, or parking areas, driveways, community spaces or any unpermitted area immediately adjacent to the Property.

b. There should be no open containers or alcohol consumed outside of individual apartments, including driveways and

parking lots. c. Intoxication resulting in disorderly conduct and excessive noise are not allowed on the Property, including, but not

limited to, within individual apartments. Exhibition of these behaviors by you, or your guests, employees or invitees is a material violation of your Lease.

2. Alterations

As noted elsewhere in the Lease, you shall not make any alterations to an apartment without our written consent. You also agree not to use adhesive-type hooks on any wall, ceiling, or fixture on the Property. You agree not to pierce the exterior stucco, paneling or trim with sharp objects, such as nails, screws, hooks or staples.

3. Animals

a. Animals are not permitted on the Property without our written permission, after execution of an Animal Agreement. All Animal Rules and Regulations must be followed. If you are found keeping an animal without permission, it will be grounds for removal of the animal and/or your eviction. Animal pet agreements, registration cards, health certificates and pet deposits must be completed before you may bring any animal onto the Property. If a service or accommodation animal is required to accommodate a disability, please contact us.

b. Pet-sitting of animals is not allowed.

ATTACHMENT 5

PAGE 2 OF 9

c. You are financially responsible for all damages and personal injuries related to the animal.

d. Guests’ animals are not allowed on the premises for any reason. e. We reserve the right to refuse any animal that poses a danger to any resident, staff or guest.

4. Automobiles, Repairs and Parking

a. Automobile repairs on the Property other than basic emergency repairs (such as changing a flat tire or installing a new battery) are not allowed.

b. All vehicles must be registered with us, by providing the Manager with written notice of the make, type, and license

number of any vehicles, which are to be parked on the Property. All vehicles must display a current DMV registration sticker, license plate, and Property parking sticker (if provided). Vehicles must be in an operable condition at all times, and the vehicle and parking spot must be kept in a clean, neat condition. Non-operational vehicles, or vehicles without current DMV registration and license plates, must be removed from the premises or they will be subject to towing at the vehicle owner’s expense. Inoperable, dismantled or partially dismantled, or unregistered vehicles are subject to tow under California Vehicle Code 22658 and any applicable local laws and/or ordinances. Storage of non-operational vehicles is not allowed.

c. We reserve the right to remove or dispose of any vehicle without notice that is not registered with us or is otherwise

deemed abandoned. Vehicles will be tagged with a notice of intent to tow and will be subsequently removed from the property.

d. If you are assigned a particular parking space, you may park only in that space. We may change assigned parking

spaces on ten (10) days written notice to you. We reserve the right to eliminate assigned parking at any time on ten (10) days written notice.

e. There will be no double parking, parking in red curb areas or blocking of pedestrian ramps or dumpsters. f. Visitors may only park in the designated visitor parking spaces, if provided, or on the street where permitted by

law. Residents may not park in any designated visitor parking spaces. g. Parking violations may be dealt with by towing, loss of parking privileges on the property or possibly eviction, at

our discretion. h. We shall not be liable for any damage or loss to your motor vehicles of, or the contents of your motor vehicles or

the motor vehicles of your guests or invitees. Failure of you or your guests or invitees to follow rules and/or posted signs relating to parking and operation of vehicles will result in the towing of the offending vehicle at the cost of the vehicle owner.

5. Damage Charges

a. Damage charges will be calculated by BHMC and will not include normal wear and tear. Costs are based on actual cost of supplies and labor.

b. Damage caused by you or your guests will be charged to you whether done purposely, accidentally or negligently.

ATTACHMENT 5

PAGE 3 OF 9

c. Full payment of damage charges will be due within thirty (30) days of BHMC advising you of the damage charges. Payment plans may be arranged at the sole discretion of BHMC. All payment arrangements must be approved in writing by BHMC.

6. Decorating

a. You may use only small nails or hooks to hang items on the walls. NO glue, tape or stick-picture hooks may be used.

b. Painting of walls is not allowed without prior written permission from us. c. No change of drapes, blinds or window coverings is allowed without prior written permission from us. d. No nails may be put in cabinets or doors. e. Installation of roof antennas or satellites is NOT allowed.

7. Guests

a. Guests must be accompanied by you in common areas and may not use the laundry room or other property facilities without prior written permission from us.

b. Guests may only park in visitor parking (if provided) or on the street, where permitted. c. You are responsible for the actions of your guests, employees and invitees, even when not in the company of the

guests or invitees. Failure of guests, employees or invitees to follow the rules and regulations of the set forth in the Community Policies may result in a material violation of your Lease.

8. Heating

a. Use of space heaters is prohibited unless approved in writing by us on a temporary, emergency basis. b. Use of ovens, stoves or other appliances not designed to be heaters to heat the Premises is prohibited.

9. Keys and Locks

a. You should take care not to lock yourself out of your apartment. If you are locked out of your apartment and we unlock the door, you will be charged a $10.00 fee, or the cost of the responding employee or vendor’s time and/or supplies, whichever is less. As a courtesy, this fee will be waived for the first business-hour lockout response per apartment.

b. Any replacement keys to the apartment, mailbox, or other locked area will be replaced subject to the key

replacement charge of $10.00. If re-keying becomes necessary due to loss of keys or a request for a change of lock, a charge of $25.00 per lock applies.

c. Lockout and key replacement charges are subject to change without notice. d. You shall not install any additional locks or special locks requiring an entry key.

ATTACHMENT 5

PAGE 4 OF 9

e. Door and mailbox keys must be returned to the Manager when you vacate. If not returned upon move-out, you will be charged for the cost of changing the locks and replacing the keys.

f. Only authorized occupants of the apartment will be given admittance to an apartment by us. No other persons will

be admitted without a signed authorization form from you. g. You may not give access keys to the community or any recreational facility or common area to anyone. You are

highly discouraged from giving your house key to anyone, including cleaning and delivery persons. You are responsible for all actions of persons who are given a house key regardless of whether the persons act with your knowledge or in your presence.

10. Laundry Rooms

a. Laundry facilities are for the exclusive use of Residents. b. Laundry room rules and hours of operation are posted in the laundry room. Please use the facilities only between the

posted hours of operation. c. Dispose of all trash in the proper receptacles. No household trash may be dumped in the laundry rooms. d. Please assist us in keeping the laundry rooms clean. Wipe off machines and remove lint when done. Tinting or dying

of clothes in laundry equipment is prohibited. e. Report equipment problems to the Manager. f. You use the laundry facilities at your own risk. We cannot be responsible for the care or condition of your clothing.

We assume no responsibility in the use of the laundry equipment g. You are not allowed to place your own washer and dryers in the unit unless your unit is equipped with hook-ups. You

shall use care to ensure that these appliances are properly installed. Damage resulting from improper installation shall be paid for by you.

11. Litter/Garbage/Trash Disposal/Recycling

a. You shall ensure that papers, cigarette butts, gum, candy wrappers or any other trash are placed in appropriate receptacles so that litter is not created on or about your Premises or in or around the common areas of the Property. You shall ensure that garbage is not permitted to accumulate and that it is placed in the trash containers provided for that purpose. Garbage can lids should be kept closed at all times.

b. Trash must be disposed of properly, preferably in tightly tied plastic bags or closed containers. c. Trash should be placed completely inside the dumpster or garbage container, and not left in any dumpster areas if

provided. If the garbage container is full, notify us and place garbage in an alternative trash container. Anyone disposing of trash in the dumpster must be able to reach high enough to properly dispose of trash.

d. If we are required to repeatedly clean up excessive trash around your apartment or the trash area, we reserve the

right to charge back you for this service.

ATTACHMENT 5

PAGE 5 OF 9

e. Do not permit household members or guests to litter. You should inspect the areas around your apartment for litter. Your cooperation in keeping the premises clean and litter-free is expected and appreciated.

f. Do not empty ashtrays into the parking lot or dispose of other items from vehicles by leaving them in the parking

area. g. Do not put furniture or unbroken-down boxes in the trash. You must make other arrangements for disposing of such

items. You may be responsible for extra pick-up charges due to inappropriate items in the dumpsters or dumpster area.

h. Garbage Chutes: If there are garbage chutes at your property, all garbage must be completely contained in moisture

proof well sealed bags and must be deposited directly into the garbage chutes. We are not responsible for hauling away non-trash items such as old furniture, etc. If you have large, oversized disposable items that do not fit in garbage chutes, where provided, please notify us. DO NOT FORCE LARGE ITEMS INTO THE CHUTE. You will be held responsible for any cleanup costs due to garbage bag leaks, breakage or any noted garbage trails on property.

i. Residents residing within areas requiring recycling must comply with these mandates by sorting and cleaning

recyclable materials and placing them in the appropriate receptacles. If you contaminate the recycling containers with trash, you will be charged for the cost to clean them out.

12. Loitering

a. Loitering is not permitted. Guests, employees or invitees of the Resident may be asked to leave the premises if they are loitering or causing a nuisance. Trespassers will not be allowed on the property, and violators will be prosecuted to the full extent of the law.

b. Residents who encounter threatening situations are encouraged to call 911 immediately, and then to contact the

Manager or us.

13. Maintenance

a. You have an obligation to us to report, in writing, e-mail or via telephone to a designated call center if provided by us, any needed repairs to the premises. Failure to do so could result in you being charged for the repairs, if additional damage occurs due to you not reporting the repair in a timely manner. Notification should be made immediately in an emergency.

b. Please contact the Manager during the posted business hours for any maintenance request you may have. Service

requests should not be made to maintenance or other personnel directly. For all maintenance requests, you will need to sign and date a Service Request form before any work is completed. Verbal requests to on-site staff may not be processed. Non-emergency services will be handled during business hours.

c. Maintenance emergencies should be reported at any time by first calling the Manager at

If the Manager is unavailable, call our 24-hour answering service at _____________. They will contact the management staff person on duty. Emergencies are fires, gas leaks, water flooding and electrical problems that may pose a threat to residents or to the building. Maintenance issues that occurred yesterday or last week, and you are just now reporting, are not considered “emergencies”. ONLY ABSOLUTE EMERGENCIES will receive attention after hours.

ATTACHMENT 5

PAGE 6 OF 9

d. Never pour grease or oil down drains. Costs of repairing or clearing stoppages in waste pipes or drains caused by your negligence or improper use are your responsibility. Payment must be made to us on demand.

e. The use of abrasives for cleaning in apartments is prohibited. Check with the manager for a list of authorized non-

abrasive cleansers for counters, cabinets, floors, sinks, and tub areas. f. Tin foil shall not be placed on stove top or behind stove top at any time.

18. Narcotics/Controlled Substance

a. Narcotics sales-related activities are prohibited on the Property. Be alert. If you notice what you perceive to be drug-dealing activity on the premises, immediately call the police and let us know.

b. What to watch out for:

(i) Someone who approaches you or another Resident offering the sale of drugs. (ii) Someone who, by his or her activities, appears to be promoting the sale of drugs. (iii) Traffic or visitors who come and go frequently beyond normal family members, particularly beyond normal

visiting hours.

19. Noise and Nuisance

a. You are to be considerate of your neighbors at all times. Alternatively, you acknowledges that the Premises are high density housing and that as such a completely noise free environment is not achievable.

b. You shall not make or allow any excessive noise in the Premises nor permit any action which will interfere with the

rights, comforts or conveniences of other persons; this includes noise from radios, stereos, parties, spirited discussions and all other sources. Residents are requested to keep the volume low on their televisions and stereos. If noise can be heard outside of the apartment or through adjoining walls or floors, then it is too loud.

c. Quiet hours are from 10:00 p.m. to 8:00 a.m. The use of any type of vibrating equipment (beds, chairs, etc.) is also

restricted at these times. d. You are responsible for noise made by your guests, employees or invitees. e. Musical instruments cannot be played during quiet hours. f. You will be notified when a complaint has been registered against you and has been placed in your file. You have

the right to present your view of the incident. Any response from you will also be kept in the file. Multiple complaints can lead to the termination of tenancy.

g. You shall refrain, and shall ensure that your guests likewise refrain, from activities and conduct outside of the

apartment (in common areas, parking areas or recreation facilities), which are likely to annoy or disturb other persons. Bikes, skateboards, rollerblades and skates are not to be used within parking areas, hallways, elevators, walkways or other sections of the property or premises where they pose a danger to pedestrians.

20. Business and Rental Office Hours.

ATTACHMENT 5

PAGE 7 OF 9

Hours and emergency contact numbers are posted at the Property’s business and rental office.

21. Premises Living Conditions

a. The Premises must be kept clean and uncluttered to allow easy passage throughout the unit. Entrances, exits, windows, fire panels, electrical panels, etc. can not be covered or impeded in any way.

b. We may require the removal of excessive accumulation of items, newspapers, trash, etc. that are deemed to be a

fire or health hazard. Flammable materials may not be stored in the Premises. c. Resident shall not add appliances, such as dishwashers, washing machines, dryers, freezers, etc. to the Premises

without our prior written consent.

22. Privacy

a. No Resident or guest is permitted to infringe upon the rights of other Residents. b. Residents should respect the privacy of staff living on-site. After-hours emergency calls should be placed through

the emergency number. If there is a threat to health or safety, 9-1-1 should be called first. All other Resident business needs should be conducted during regular business hours.

23. Common Areas

a. You may use these areas at your own risk. b. These areas are available for you and your guests. You have an obligation to conduct yourself in a manner that does

not create a nuisance to your neighbors. Furnishings should not be removed or relocated from your apartment to the common areas with the exception of lawn chairs purchased for that purpose.

c. Personal property including bicycles, scooters, toys, holiday decorations, etc. may not be left or stored in common

areas.

24. Roofs, Fire Escapes and Restricted Areas

a. Use of the roof and/or the fire escapes, if available, by Residents and/or guests is limited to emergency egress ONLY. No other use is permitted, including, but not limited to, the placement of personal property, congregating, sun-bathing or any other recreational use.

b. Residents and guests must abide by all areas marked “employees only” or “no admittance.” Failure to abide by

posted signs may result in the termination of the lease.

25. Shopping Carts

No shopping carts are allowed on the property at any time. Carts left on sidewalks or streets can pose hazards for pedestrians and drivers in addition to creating blight on the community. It is illegal to remove a shopping cart from the property where the store is located. Persons removing carts from private property or caught in possession of a cart removed from private property may be subject to a criminal citation.

26. Smoking

ATTACHMENT 5

PAGE 8 OF 9

a. The term “smoking” means inhaling, exhaling, breathing or carrying any lighted cigar, cigarette or other tobacco product or similar product in any manner and in any form. As used herein, “smoking” does not include the use of any substance that is illegal under state or federal law.

b. Smoking is [Not Allowed] [Allowed] on the Property. If allowed, smoking is confined to

designated smoking areas only. The designated smoking areas of the Property are:

Any smoking outside the designated smoking areas is prohibited and grounds for termination of the Lease. c. If the City or County enacts smoking regulations, be sure to follow all such regulations. Violations of City or County

ordinances should be reported to the appropriate authority.

27. Soliciting

Soliciting is not allowed on the property. If you are contacted by solicitors, please inform them of this rule. If they persist, please call the police.

28. Storage Areas

a. Residents may only store items in their own apartment or in storage areas, if provided. Hallways, doorways, and open parking stalls cannot be used for storage.

b. Any item deemed inappropriate or a hazard by us must be removed by the Resident. c. No hazardous or flammable items may be stored in the Premises or surrounding area.

d. Residents are not to store personal items in the attic space, hot water heater closets or furnace closets of the unit.

29. Supervision of Residents and Guests

a. You are responsible for the behavior of all household members and guests. Damage or injuries caused by you, your household member or guest, is your responsibility.

b. You are responsible for instructing all household members, as well as all guests and invitees as to the proper use of

common area equipment. c. The safety of your guests is your responsibility. We are not liable for injury to guests or damage to their property

while visiting. It is the responsibility of all residents to see that their guests obey all the rules of the community.

d. Recreation facilities, community room and laundry room, if any, are intended primarily for use by our Residents. The Resident must accompany guests while they use these facilities or the Manager will request that all of the guests leave the Premises immediately.

30. Vandalism

a. Vandalism to the Premises will be your responsibility and you agree to promptly make any and all necessary repairs. You retain the right to pursue reimbursement for such repairs from any perpetrator of such vandalism.

b. You should report acts of vandalism as well as the address and the description of persons involved to the local

authorities (police, etc.). You should also report these acts to us so that repairs can be initiated if appropriate.

ATTACHMENT 5

PAGE 9 OF 9

c. In cases where acts of violence occur, legal action will be taken and you will be charged for the repair to property. d. Damage caused by you, your guests, employees or invitees, whether done purposely, accidentally or negligently,

will be charged to you. Damage, graffiti and other destructive acts will be prosecuted to the full extent of the law and may lead to Resident’s eviction or of the Resident involved, whether the damage is caused by the Resident or by a guest, employee or invitee of the Resident.

31. Windows & Doors

a. Tin foil, window air conditioners, colored drapes, paper, etc., or other such items are not allowed in your windows or

glass doors. Only window coverings with all white backing showing to the outside of the window will be permitted. The Manager must approve any deviations from this in writing.

b. No decals, stickers, placards or other decorative items may be placed on the exterior or door of the apartment or in

the windows, without prior written permission from us. c. Any damage to the unit doors will be the responsibility of the Resident. Do not paste, glue, or nail anything to the doors

or force entry because of loss or misplacement of keys. Cost of replacement of broken windows and screens will be charged to the Resident if the breakage was caused from within the unit or by the Resident or resident’s guests.

The undersigned acknowledges receipt of these Community Policies and agrees to abide by them. You understand that your failure to follow the rules set forth in the Community Policies shall be deemed a material violation of the Lease and may result in the termination of your tenancy.

Agent for: Property Name and Address By: Signature of Agent for Owner Print Name Title Date

Resident Signature Print Name Date

ATTACHMENT 5

DRAFT

Exhibit D

Preventative Maintenance Schedule

NOT PROVIDED AT THIS TIME

ATTACHMENT 5

DRAFT

Exhibit E

Supportive Services Plan

ATTACHMENT 5

Heritage House – Resident Services Plan

Service Provision: Abode services staff will provide on-site case management services to support residents in their housing stability and wellness goals. Services will be strengths-based and participant-focused for all vulnerable households and in accordance with the Harm Reduction approach. The services staff will perform an initial assessment and develop an individualized self-sufficiency plan for residents on a voluntary basis. This plan will identify the challenges the resident faces, as well as their goals around housing stability, self-sufficiency, and wellness. The services staff will help the residents develop a timeline around their goals, and identify services and resources that will help address them. As residents transition into housing, the services staff will meet with them regularly to adapt care planning and goals as needed. The Abode services staff will also work closely with any existing services providers to support residents in meeting their goals. Depending on the individualized care, services can include (but are not limited to) the following:

a). Vocational and Employment Assistance: Assistance with job searches; preparing resumes; applying for jobs; interview preparation; computer skills; and professional communication. Abode Services itself operates a workforce development program, giving the agency more than 9 years’ worth of specialized experience in helping formerly homeless and very low-income participants find work. For residents with disabilities that prevent them from working, but who wish to participate in a work-like or volunteer activity, the services staff will help them search for local opportunities (e.g., volunteering at a local library) that will give them an opportunity to build basic skills. b). Health and Dental Services: Referrals to providers; advocacy with health care providers and insurers; assistance with transportation to appointments; managing self-care for long-term health conditions. For residents who receive in-home care, the services team will work closely with the health care professional to ensure that health care services are integrated with and support the resident’s individualized self-sufficiency plan.

c). Benefits: Linking eligible residents to benefits, such as: SNAP, CalWORKS, GR, SSI/SSDI and other eligible benefits. The service coordinator will also work with residents more broadly on budgeting, financial literacy and other skills to help them build their independence and self-sufficiency. d). Substance Abuse Treatment: Abode Services staff will use a Harm Reduction approach when working with residents who struggle with substance use, and will focus on helping the resident reduce the negative consequences of their substance use. Residents who wish to receive treatment for substance abuse will be provided with

ATTACHMENT 5

referrals, and will receive support from their service coordinator, including coordination with the treatment provider. e). Mediation and Family Support: Many people exiting homelessness, especially those who have been chronically homeless, have been alienated from their families for long periods. The services staff will help residents work through the complex feelings they may have about contacting family after a long absence. If the resident wishes their family to be part of their individual self-sufficiency plan, the service staff will support the resident in engaging family members at a level that the resident chooses. The service staff will provide a source of support, empathy, and solutions-focused counseling. f). Mental Health Services: Abode Services has extensive background in providing clinical mental health services (including Medi-Cal billable services) to participants living with mental illness. In addition to its supportive services department, it operates a specialized health and wellness department that serves residents who have such disabilities and (in many cases) are or have been chronically homeless. Abode will leverage this expertise to provide mental health services to residents as needed and as part of their individualized care plan.

ATTACHMENT 5

The table below provides a summary of which services will be provided on- and off-site:

SUPPORTIVE SERVICES CHART

Supportive Service Target

Population Service Description

Service Provider(s)

Service Location

Individual Service Plan Development

All Households Services staff will develop an

individualized service plan for each

participating tenant.

Abode Services On-site

Ongoing Case Management

All Households Services staff will provide case

management.

Abode Services On-site & Off-site as needed

Computer Training All Households Services staff will provide computer training as needed

on-site.

Abode Services On-site

Employment Assistance

All Households Services staff will provide assistance to

tenants to help secure employment.

Abode Services On-site & Off-site as needed

Peer-to-Peer Support

All Households Services staff can refer tenants to a

peer-to-peer support network.

Abode Services On-site

Housing Stability Support

All Households Services staff will work with tenants

support their ability to maintain long-

term housing.

Abode Services On-site

Community Activities

All Households Services staff will coordinate activities

on-site for the resident community.

Abode Services On-site & Off-site as needed

ATTACHMENT 5

Financial Literacy All Households Services staff will

support tenants in understanding their

finances.

Abode Services On-site

Drug & Alcohol Services

All Households Services staff will provide support and referrals as needed

for tenants requiring drug and alcohol

support.

Abode Services & Other

Mental Health Providers

On-site & Off-site as needed

Health Education & Activities

All Households Services staff will provide resources to

tenants on health education or provide

a referral.

Abode Services & Community

Referrals

On-site & Off-site as needed

Recreational Activities

All Households Services staff will encourage

recreational activities to tenants or provide

a referral.

Abode Services & Community

Referrals

On-site & Off-site as needed

Conflict Resolution & Mediation

All Households Services staff will provide conflict resolution and

mediation services to tenants.

Abode Services On-site

Clinical Assessment -

Needs & Strengths

Formerly Homeless

Households

Services staff will create a supportive and strengths-based plan of action that addresses ongoing treatment and/or service/resource

needs.

Abode Services & Community

Referrals

On-site & Off-site as needed

Counseling Formerly Homeless

Households

Services staff will provide counseling or

offer a referral to another mental health provider.

Abode Services & Other

Mental Health Providers

On-site & Off-site as needed

ATTACHMENT 5

Case Conferencing Formerly

Homeless Households

Services staff will schedule meetings

between staff, clinicians, and

services partners to review resident

action plans and next steps for residents.

Abode Services On-site & Off-site as needed

Vocational Training

Formerly Homeless

Households

Services staff will provide vocational

training to the special needs

residents on-site.

Abode Services Off-site - Through Greater Hope & Other Vocation

Programs

Primary Health Care & Wound

Care

Formerly Homeless

Households

Services staff will provide a referral to

another medical provider

Other Medical Providers

Off-site

Building Positive Tenant/Property Management Relationships: The services staff will help residents build positive relationships with property management and neighbors. For residents who are coming from homelessness, the transition to housing can initially be a lonely and anxious one. The services team will help residents understand their tenant rights and responsibilities, work with property management staff to resolve disagreements and provide crisis intervention as needed or as requested by property management. Permanent Supportive Housing Principles: Abode Services certifies that the supportive services provided to all residents will adhere to the defined principles below. As the owner/operator of more than 20 PSH communities, and the operator of PSH programs that served over 1,100 people last year, Abode is one of the nation’s leading practitioners of the PSH model. As an agency, it is dedicated to the principles that help participants in PSH succeed, including: As an agency, it is dedicated to the principles that help participants succeed, including: Housing First: Abode Services was an early adopter of the Housing First philosophy, and has fully integrated Housing First principles into its programs, and into the structure of its organization. In addition to a social services department that provides extensive knowledge and connections to supportive services and resources, Abode also operates a structured housing

ATTACHMENT 5

department that provides a wealth of experience. This organizational structure recognizes the separate, yet highly interrelated, roles that housing, supportive services, and clinical services play in providing comprehensive support to vulnerable populations. Consumer Choice: Abode’s service plan, coming from a Housing First perspective, places the resident at the center of the care planning process. Its philosophy is that people experiencing homelessness, psychiatric disabilities, and other barriers to housing are capable of defining their own goals. Participants are not required to accept services in order to maintain their housing. For cases where residents are unwilling to participate in services, service coordinators use motivational interviewing to help the resident identify which goals they would like to pursue, and what services will help them reach those goals. By working to engage residents in planning their own care and building trust and rapport, service coordinators help them access the resources they need to work toward the goals they choose. Recovery: All participants are capable of recovery, but recovery will look different for each participant. Recognizing that many people who have been homeless, have used alcohol or drugs to self-medicate for physical or mental health conditions, or may have been previously refused housing or lost housing because of their substance use, service coordinators focus on Harm Reduction to help residents who are struggling with addiction. Harm Reduction: The Abode Services team focuses on reducing the negative consequences of drug and alcohol use and helping participants to manage the symptoms of untreated mental health disabilities. The team supports each participant to define his or her own goals, approaching their recovery on their own terms. The Abode team will work to create a community that is safe for residents and staff and supportive of resident recovery. Success: As part of providing participant-centered services, Abode’s service philosophy holds that every participant can succeed in housing and in meeting their goals. Having a success mentality is particularly key in working with people exiting from homelessness, including veterans and people who have experienced chronic homelessness. The Abode team makes sustained, respectful efforts to engage even people who seem completely unwilling to receive help, those efforts can gradually instill a sense of trust causing participants to own their possibility of success again. Services staff frequently engage with participants and give them the space to develop a steady and powerful source of motivation.

ATTACHMENT 5

DRAFT

Exhibit F

Resident Selection Process & Criteria

ATTACHMENT 5

Burbank Housing Heritage House

Resident Selection Process & Criteria GENERAL All applicants for housing will be screened according to the criteria set forth in this Resident Selection Process & Criteria. Burbank Housing will use a contractor to run credit and criminal background checks as well as registered sex offender report on all applicants. It will also check court records for evictions or judgments against the applicant. The purpose of these checks is to obtain information on the applicants past tenant history, meeting financial obligations and their future ability to make rental payments and to determine if the applicant has a criminal history which makes him/her ineligible to live at a Burbank Housing property. This Resident Selection Process & Criteria has been established in compliance with Federal and State Laws and Burbank Housing policy. Potential residents may not qualify to rent a Burbank Housing affordable rental unit if they do not meet the criteria listed below. Lack of supporting documentation or lack of cooperation during the screening process is also grounds for disqualification. All of the following criteria will be considered:

Resident Selection Criteria - Applicant Screening: 1. Household Income: Annual income must not exceed the program income limits for Napa County

for the unit for which household is applying. 2. Household and Unit Size: In accordance with the following occupancy guideline, the household

composition must be appropriate for the apartment size in which the household is applying.

Bedroom Size Minimum Persons Maximum Persons Studio 1 2

1 - Bedroom 1 3 3. Credit Report: If the applicant’s credit report reflects more than five negative account ratings, the

potential resident may be disqualified. Proof of payment of outstanding utility accounts must be submitted prior to approval of applicant. Outstanding collection accounts for medical treatment may be excluded as a negative account.

4. Tenant Eviction History: If the applicant has been lawfully evicted within the last five years, Burbank will consider the reason for the eviction and additional facts related to the eviction.

5. Rental History: The following may impact your eligibility for the housing: Negative rental history verifications received from previous landlord(s) within the last three years that indicate non-payment of rent, property damage including creating fire hazards, moving in persons that are not on the rental or lease agreement, tenant eviction, vandalism/or damage to unit and/or common areas, interference with the rights and quiet enjoyment of others tenants.

6. Criminal History: Felony: An applicant is ineligible for housing if he or she has a conviction for drug related activities, criminal gang related activities, physical assault and/or harm to person, property destruction, any sexual related offense to another person. However, the applicant may appeal a denial and present additional information which Burbank Housing will consider for eligibility for housing. Misdemeanor: We may also consider misdemeanor convictions that show a pattern of repeated, unlawful behavior that may have a detrimental effect on the property or disturb the peace and quiet enjoyment of the others. See Criminal Background Policy, below.

7. Comply: An applicant may be disqualified for housing for failure to provide the appropriate information or complete information to qualify individual/family for an affordable housing unit, or failure to cooperate with the property manager. An applicant who misrepresents information in the application process may also be ineligible for the housing .

8. Behavior: Applicant failure to cooperate with the property manager, aggressive behavior directed toward Burbank Housing staff, staff observation that applicant is under the influence of alcohol or

ATTACHMENT 5

illegal drugs, use of obscene or otherwise offensive language or makings derogatory or threatening remarks toward staff, will be automatically disqualified.

Being eligible is not an entitlement to housing. Every applicant must meet the Resident Selection Criteria. CRIMINAL BACKGROUND POLICY As a part of the final eligibility determination, Burbank Housing will screen each adult applicant to assess suitability for housing. It is the policy of Burbank Housing to deny admission to applicants whose tenancy may reasonably be expected to have a detrimental effect on the operations of the project, the health and safety of other residents or quality of life for the residents or the community. However, no application will be denied without prior review of either the Assistant Director or Director of Property Management. Factors to be considered in the screening process include a history of violent or criminal behavior towards people or property and drug related activities. We may also take into consideration misdemeanor offenses that show a pattern of repeated, unlawful behavior that may have a detrimental effect on the property, as previously stated. EQUAL OPPORTUNITY REQUIREMENTS All staff members working on renting residential units will follow Affirmative Fair Housing Marketing procedures and Fair Housing laws. APPLICANTS REJECTED Applicants may be rejected at any time during the screening process if the criteria listed in the Resident Selection Process & Criteria are not met.

ATTACHMENT 5

DRAFT

Exhibit G

Parking Policy

ATTACHMENT 5

(rev. 03/2012)

Heritage House ~ Parking Policy

Resident Name(s):

Unit Address: The Parking Policy for Heritage House was developed in accordance with regulations set forth in the Vehicle Code (Section 21113) and in association with Burbank Housing Management Corporation Community Policies. All residents, and their guests, will be expected to comply with these traffic/parking policies and will be held financially accountable for any citations and/or towing charges incurred

GENERAL PARKING PROVISIONS • Parking spaces will be assigned on a first come, first serve basis. If needed, a waiting list will be kept. • Proof of ownership of vehicle is required to obtain a parking space. • During the period when residents are moving in or out of the property, temporary curbside parking will be permitted.

However, residents may not block roads, intersections, sidewalks or park in any way that would create a hazard for other vehicles or pedestrians.

• Look for and obey all parking areas/space signs.

PARKING PERMITS Vehicles parked on the property of Heritage House must display a valid parking permit for identification purposes and must be parked in accordance with property parking policies as defined below.

• Parking permits can be obtained by coming to the on-site office and bring a Vehicle Registration form. • Parking permits must be clearly visible and properly displayed by placing it on the front driver side bottom corner of

window. • Parking permits are not transferable from person to person. • Parking permits from other Burbank Housing properties are not valid at Heritage House.

RESERVED Parking A. Vehicles parked in the assigned RESERVED parking spaces must display parking permits.

VISITOR (non-reserved) Parking

A. Yellow (Visitor) parking permits are valid in Visitor parking spaces only. Lost or stolen passes will not be re-issued. B. Residents may not park in visitor parking spaces. C. No overnight parking, vehicles will be towed after 12:00 am.

OFFICE Parking A. Office parking is for visitors that are coming to the office. Please be aware that your vehicle will be towed if you are in

the Office Parking Space during Office Hours, Monday through Friday – 8am to 4pm no exceptions!!!! B. Office visitors DO NOT NEED A PARKING PERMIT, during office hours.

Any violation to the above will result the immediate towing of the vehicle(s) at owner’s expense without notice. If you have any questions, problems, or unique circumstances, call or come by the office. I HAVE READ AND UNDERSTAND THE POLICIES DESCRIBED ABOVE. Resident Signature Date Resident Signature Date Resident Signature Date Resident Signature Date

ATTACHMENT 5

DRAFT

Exhibit H

Security Plan (Transition Period)

ATTACHMENT 5

HERITAGE HOUSE Security Plan

Key Access

Heritage House will be locked at all times. All residents and guests of Heritage House must enter the building through the front entrance by key card access. Any back or side doors at Heritage House are for egress only and will be locked and secured.

Transition Period Security Plan

During the Transition Period (first year of operation and up to two years thereafter), Heritage House will adhere to this Security Plan as follows:

Front Desk Staff

Burbank Housing will provide front desk staff in the lobby at the entrance to the building during non-business and overnight hours, approximately from 4:00 PM to 8:00 AM Monday through Friday, and 24 hours per day during Sunday and Saturday.

The front desk staff will be responsibility for the following activities:

• Greet residents • Ensure that guests sign in with a valid ID and are accompanied by a resident • Monitor a security camera system for the building • Report to the Resident Manager any residents failing to comply with house rules, guest policies,

or other terms and conditions of the Lease Agreement and the Community Policies • Call 911 in the event of any illegal or unsafe activity happening on-site • Serve as “night manager” available to perform or schedule emergency maintenance • Conduct a walk-through of the site on a daily basis • Field phone calls from neighbors regarding any issues or concerns

At the end of Year 1, Burbank Housing will reevaluate the need to continue 24/7 front desk presence and additional staffing to provide this coverage.

Guest Policy

Residents must comply with the guest policies set forth in their Lease Agreement and the Community Policies. In addition, the following guest policies apply during the Transition Period:

• All guests must sign in at the front desk. • Overnight guests require notification to the Resident Manager. • Residents must be present with their guests at all times. • All guests must follow all rules set forth in the Lease Agreement and Community Policies.

Security Team

Burbank Housing will install security cameras on site and retain a security company to patrol the site during certain night-time hours. If needed, Burbank Housing will continue to provide such security services after the Transition Period.

Neighborhood Engagement

Burbank Housing will participate in regular meetings (quarterly or monthly, as needed) with neighborhood groups to gain feedback from neighbors on any issues or concerns relating to Heritage House.

Neighbors will be able to call the front desk staff at any time 24/7. This phone number will be provided to all neighbors and serve as a hotline for any issues or concerns.

ATTACHMENT 5