The Manager's report back on repairs and maintenance of the elevators at Fresh Pond Apartments

RE: Amended Order O-2 regarding Fresh Pond Apartments Elevators

Dear Mr. DePasquale: In response to Amended Order O-2 dated on January 8, 2018, regarding the condition of the elevators at Fresh Pond Apartments, we address the concerns of the Council as well as our residents in this report. Fresh Pond Apartments consists of 2 buildings of 22 stories each. Each building is serviced by a bank of three elevators for a total of six elevators. The elevator equipment was last replaced as part of refinancing expenditures in 2000 and the cabs refurbished in 2004.

The capital repair and replacement plan for the property uses industry standard useful life estimates. Currently, the cabs are projected to be refurbished in 2019, and the control panels and motors in 2023 and 2025 respectively. Fresh Pond has a maintenance service contract with Otis Elevator Company. This contract is proprietary to the manufacturer of the elevator equipment. The contract includes parts and normal work day labor costs, as well as routine preventative maintenance of all six elevators.

In addition to a service contract, Fresh Pond budgets for repairs not covered under the contract, such as extraordinary repairs and overtime labor costs. As the description below clarifies, the longer waiting times experienced recently by the residents of Fresh Pond Apartments have been an inconvenience and have not met the level of service that we seek to provide them.

It is our expectation to have all three elevators in each building operational at all times so as to provide the highest level of service to our residents. Below is a recap of annual service issues for each of the elevators at Fresh Pond Apartments, as well as a brief summary of the elevators service record in regards to Management's goal of achieving our expectations. building communities • building value www.schochet.com 362 Rindge Elevator #1: Date/Time of Is Work Customer Problem Description, Call?,

Unit Name

Completed, Call Date/Time, 362 Bldg Elv 1, Was Getting Stk

On The 5Th Flr, Was Reset, Now

Workingpls Ck, Otcb Sun/Auth

12:45:00 09:21:00 10/16/2017

Elv 1 Bldg 362, Stk On 13, Drs

10/24/2017 14:39:00 10:00:00

CIsd, No Pass, Rtcb Tue Eta Ndd

362 Bldg Elv 1 Stk On 8Th FIr Drs

Clsd No Pass * Rtcb Tdy

09:28:00 11:58:00 362 Bldg Elv 1 Drs Damage 5 flr; 12/17/2017

Mechanical Dmg

09:28:00 OPEN Comments: On Sunday December 17th, the elevator stalled on the fifth floor, causing an entrapment. During the call to 911, the person stated difficulty breathing. The Cambridge Fire Department determined this medical emergency necessitated prying open the elevator doors to rescue the trapped person. Management is happy to report the resident was okay and did not require transport to the hospital.

There was substantial damage to the operating equipment of the elevator as well as the elevator doors and frame. The elevator was shut down until such time as the contractor could complete its assessment. Upon receipt of proposal, the work was approved and Otis and contractors began the process of re-fabricating the doors and manufacturing replacement casements. The process required extensive coordination of subcontractors by Otis.

Repair work began the second week of January and the elevator is scheduled to be back on-line Wednesday, February 7, 2018. This delay has been frustrating to both residents and Management, but is thankfully reaching completion this week. Prior to the events of 12/17/17, Elevator #1 has experienced only 4 service calls in the last year. 362 Rindge Elevator #2:

Bldg 362 Elv # 2 Stk On 1St Flr Drs

CIsd No Pass Rtcb Tdy Eta

02/22/2017 02/23/2017

Nddbldg 364 Elv 6 Still Dn Since

09:29:00 12:00:00

Yesterday Mech Never Came Out

02/27/2017 02/27/2017 *Emg* 362 Bldg Elv 2, Stk On ? Fir, 08:35:00 12:02:00

Trapped Pass

02/28/2017 02/28/2017 363 Bldg Elv 2, May Be Stk On The 15:59:00 4Th Flr, No Pass, Nfi, Rtcb Tdy 09:00:00 09/06/2017 09/05/2017 362 Bldg Elv 2, Burning Smell On 14:22:00

Top Of Car, Stl In Svc, Rtcb Wed

20:18:00 12/03/2017 01/06/2018 *Emg* 362 Bldg Elv 2, Stk On 2Nd 08:59:00 13:00:00

FIr W/ Pass Fire Dept On Site

Bldg 362 Elv 1 & 2 Nt

Working, S/D, Drs Clsd, No

Pass, Power Was Outnow Is Back

01/06/2018 13:00:00

On, Rtcb Tdy,Eta Ndd, No Overtime

08:50:00

Elv 2 Stk On ? FIr W/No Pass---

01/10/2018 01/10/2018

Rtcb Tdy *Pls Rush, Bldg Has 2

14:16:00 Elvsoos* 08:17:00

Elv 2, Stk On 1 W/Drs Closed, No

Pass, Tried To Reset, Keeps

15:24:00 08:35:00

Gettingstuck, Rtcb Tdy

01/16/2018 01/15/2018

Elv 2, Stl In Svc, Dr Take Too Long

06:29:00 07:48:00

To Operate, Rtcb Mon

01/17/2018 01/17/2018 362 Bldg Elv 2,Oos, Nfi, No Pass, Ot

Auth, Otcb Tnt,Eta Ndd

17:12:00 22:07:00 362 Bld, Elv 2 Oos, Dr WI Nt Opn, 16:15:00 09:49:00

Nfi * Rtcb Rush, Ot Is Nt Approved

362 Bld, Elv 2 Oos, Dr WI Nt Opn,

Nfi * Rtcb Rush Reocurring Issue

Mech Pls Chk In W/Cust Upon

Arrival Eta Ndd

13:53:00 16:21:00

Elv #2 Stk On 1St FIr Drs Clsd/No

Pass/ Otcb, Tnt Auth Ot Ot

23:27:00 19:49:00 Incldd, P/Ms Choi, 01/20/2018 01/20/2018 362 Bldg Elv 2 Stk On 1St FIr, No 21:05:00 07:59:00

Pass ==Otcb Tdy== Ot Incl

362 Bldg Elv 2 Is Down Again Stk 01/22/2018 01/22/2018

Closed On Flr 1 - No Passrepeat

17:04:00 08:02:00

Issue -- Rtcb Tdy Asap

01/25/2018 01/25/2018 *Emg* 362 Bldg Elv 2, Stk ? Fir, Drs 18:52:00 22:52:00

CIsd, Trappd Pass

Elv 2, Stk On 1St Flr, Drs Clsd, No

13:47:00 16:49:00

Pass, Rtcb Tdy *Eta Ndd

Comments; On 12/4/17, at 10am, the power to all of 362 and 364 Rindge Avenue went out. Coincidently, at the time of the power outage Eversource maintenance crews were on the property performing electrical repairs beneath ground via the manholes. Eversource has not provided the reasons for the power failures to either building. Fresh Pond is equipped with a safety measures for our residents in instances of power failures.

Each building has a fuel generator to power emergency lights in all hallways, service to all common areas, and provide electrical service to one elevator. The generator does not power service to any of the residential units, but those needing electricity can relocate to community common spaces as necessary. During the power outage, all of these systems were operational. By the morning of 12/5/17 power had been restored to both buildings.

Following power restoration, Elevator #2 went off-line due to a mechanical drive failure. An assessment was completed by Otis and proposal provided that equipment needed to be replaced, not repaired. Approximately one week later, at a cost of $14,000, the drive was replaced. Following replacement, it was discovered that an adjuster was also not functioning properly. Replacement was immediately authorized and the back-ordered part purchased.