REPAIR SPECIFICATIONS
The purpose of this document is to set a standard of quality for the repairs performed on Meridian
properties. Certain sections of the specifications note materials identified from a particular manufacturer.
This identification is not intended to limit the source of those materials but the materials identified are to
be used as a standard of quality.
1. PROPERTY PHOTOS
SCOPE OF WORK: Photos shall be required to confirm the necessity and completion of any work. The following
photo requirements are minimum requirements and Meridian may request additional photos at any time.
PHOTO TYPE: Photos shall be digital and shall be transmitted electronically to Meridian or other entity
designated by Meridian.
PRELIMINARY EXTERIOR PHOTOS:
YARD: Minimum of three photos shall be taken of the front yard, a full front photo of the building and one
photo from each corner of the front yard. Minimum of two photos shall be taken of each side yard, one each
from front and rear yard. Minimum of three photos shall be taken of the rear yard, a full back photo and one
photo from each corner of the rear yard. Additional photos necessary to show the extent of work will be
required for trash removal. Additional photos shall be required of pools, spas and other conditions which
require work.
PROPERTY EXTERIOR: Minimum of one photo of each elevation of the property shall be required. Minimum of
two photos of the roof shall be taken from the front and rear of the property, roof photos shall be sufficiently
close to show the general condition of the roof. One photo shall be taken of any exterior HVAC equipment.
Photos shall be taken of any specific defects on the exterior of the property and as required to show
conditions that require work.
GARAGE: If the garage is an outbuilding, photos shall be of all exterior elevations of the garage when possible.
A minimum of two photos shall be taken of the interior of the garage. Additional photos necessary to show
any conditions that need to be corrected shall be required.
PRELIMINARY INTERIOR PHOTOS:
INTERIOR TRASH/DEBRIS: Minimum of one photo per room with additional photos as necessary to show the
extent of the trash and any unusual items that need to be disposed.
PROPERTY INTERIOR: Minimum of two photos shall be taken per room, photos shall be taken from opposite
sides of the room. Minimum of one photo of each elevation of kitchen cabinetry, minimum of one photo shall
be taken of each elevation of any other built-in cabinetry. Minimum of one photo of each elevation of each
bathroom. Minimum of one photo shall be taken of each appliance. Minimum of one photo shall be taken of
the water heater. Minimum of one photo shall be taken of each interior HVAC unit component. Minimum of
one photo shall be taken of the electrical panelbox. Additional photos shall be taken of any item that to be
repaired or replaced.
REPAIR SPECIFICATIONS
WORK COMPLETION PHOTOS:
EXTERIOR WORK: Sufficient photos shall be taken to confirm that any work ordered by Meridian has been
completed. The number of photos and photo locations shall generally conform to the PRELIMINARY EXTERIOR
PHOTO requirements. Meridian has the right to request additional photos of completed work.
INTERIOR WORK: Sufficient photos shall be taken to confirm that any work ordered by Meridian has been
completed. The number of photos and photo locations shall generally conform to the PRELIMINARY INTERIOR
PHOTO requirements. Meridian has the right to request additional photos of the completed work
2. PROPERTY REKEYING
(Completed by Agent during Premarketing. MASRUP Contractors should not rekey.)
SCOPE OF WORK: Shall include the securing of all entrances to the property and any outbuildings. Property
shall be rekeyed within 24 hours of notification that the property is vacant.
LOCKSETS/DEADBOLTS: New and existing locks and deadbolts shall be keyed to code specified in the
Premarketing Instructions, Form REO 100. This keycode is compatible to locks manufactured by Kwikset,
Schlage and NuSet. Deadbolts shall be exterior key with interior thumblatch.
FRONT DOOR: Front entry lockset and deadbolt shall be replaced or rekeyed. Security door locksets shall be
replaced or rekeyed. Screen doors locks shall be disabled so that the door will catch but not lock.
ANCILLARY ENTRANCE DOORS: Deadbolts on ancillary entrance doors, if they exist, shall be replaced and the
lockset shall be replaced with a blank lockset cover. If the ancillary door does not have a deadbolt, the lockset
shall be replaced.
BASEMENT/ROOF COVERS/HATCHES: Covers/hatches shall be secured from the interior.
SCREEN DOORS: Screen doors at porches/patios shall be secured from the interior with a hook/eye latch.
OUTBUILDING ENTRANCE DOORS: Deadbolts on ancillary entrance doors, if they exist, shall be replaced or
rekeyed and the lockset shall be replaced with a blank lockset cover. If the ancillary door does not have a
deadbolt, the lockset shall be replaced or rekeyed.
GARAGE OVERHEAD DOORS: Doors shall be secured from the interior of the garage. Automatic openers shall
be disconnected from the power source.
OUTBUILDING DOORS: Shed doors, storage doors shall be secured with hasp type locks.
FENCE GATES: Unless securing a pool area, fence gates shall not be secured. Fence gates securing a pool area
shall be secured with a hasp-type lock.
REPAIR SPECIFICATIONS
DAMAGED DOORS: Some doors may have damage that prevents them from being secured using the original
hardware locations. Deadbolt shall be installed in an alternate location on the door and the existing hardware
locations shall be covered with a blank lockset cover.
3. PROPERTY BOARDING
SCOPE OF WORK: Shall include the securing of all door/window openings open to the elements and that
cannot be secured by any other means shall be boarded in conjunction with the initial lawn and interior
cleaning services using the temporary boarding provisions. If the property is in a area where boarding is
prudent to protect the value of the property, contractor shall prepare an estimate to install door/window
boarding in accordance with the attached sketches.
4. INITIAL LAWN SERVICE
SCOPE OF WORK: Shall include the initial lot clean up, initial mowing and trimming of shrubbery.
TRASH REMOVAL: Contractor shall remove and legally dispose of all refuse, debris, junk, lawn paraphernalia
and other such objects that would be ordinarily be kept on the lot. Initial lawn service shall include the interior
cleaning of outbuildings such as garages, sheds and carports.
MOWING SERVICES: Grass shall be cut to the edge of each property line to a maximum height of 2”. Raking
and removal of the cut grass shall be required. Grass and weeds shall be trimmed flush around foundations,
trees, planting beds, fences and other structures. Grass shall be edged at all paved sidewalks, driveways,
patios and curbs. All clippings shall be removed from all paved surfaces either by sweeping of blowing.
SHRUBBERY: Trim all hedges and shrubbery to provide a neat appearance and promote growth.
TREES: Tree limbs that are in contact with the structure shall be removed.
PLANTING BEDS: Remove all weeds and dead plants from planting beds.
IRRIGATION: Repair irrigation systems where feasible.
WORK NOT INCLUDED: The following work is not included in the Initial Lawn Service scope of work. Contractor
will be requested to provide pricing for the following services:
1) Installation of an irrigation system if one is not present at the property.
2) Replacement of dead shrubbery.
3) Removal/disposal of trees.
4) Replacement of mulch or other planting bed materials.
5) Removal of licensed/registered motorized vehicles.
5. PERODIC LAWN SERVICE
SCOPE OF WORK: Shall include periodic clean up of the property and mowing of the grass on a schedule
established by Meridian.
TRASH REMOVAL: Contractor shall remove and legally dispose of all accumulated refuse, trash and debris
REPAIR SPECIFICATIONS
MOWING SERVICES: Grass shall be cut to the edge of each property line to a maximum height of 2”. Raking
and removal of the cut grass shall be required. Grass and weeds shall be trimmed flush around foundations,
trees, planting beds, fences and other structures. Grass shall be edged at all paved sidewalks, driveways,
patios and curbs. All clippings shall be removed from all paved surfaces either by sweeping of blowing.
SHRUBBERY: Trim all hedges and shrubbery to provide a neat appearance and promote growth.
PLANTING BEDS: Remove all weeds and dead plants from planting beds.
6. INITIAL INTERIOR CLEANING
SCOPE OF WORK: Shall include the removal of trash and debris and cleaning of the interior of the property.
TRASH REMOVAL: Contractor shall remove and legally dispose of all trash, debris and any other items that
permanently affixed to the property including items that are in cabinet drawers and on shelving. Removal of
debris from attached garages, attics, basements and crawlspaces are included. Remaining property
components shall be cleaned as follows:
CARPETING: Carpeting that is torn and presents a trip hazard, is wet, smells bad or covers significant defects in
the subfloor shall be removed. Carpeting that remains is the property shall be vacuumed.
VINYL/TILE FLOORING: Flooring shall be vacuumed and washed. Loose tiles shall be removed and edges that
present trip hazards shall be refastened.
HARDWOOD FLOORING: Hardwood floors shall be cleaned and buffed.
CONCRETE FLOORS: Concrete floors shall be cleaned and washed.
CABINETRY/COUNTERS: Cabinetry shall be wiped down to remove stains. Cabinet shelves shall be cleaned and
wiped down, shelf paper shall be removed. Counters shall be cleaned and wiped down to remove dirt and
stains.
PLUMBING FIXTURES: Plumbing fixtures shall be cleaned including the interiors of toilets, tubs and showers.
ELECTRICAL FIXTURES: Electrical fixtures shall be cleaned including removal of cobwebs and cleaning of globes.
Lamps shall be replaced as required.
APPLIANCES: Appliances exterior surfaces shall be cleaned and wiped down. Appliance interiors shall be
cleaned where/when feasible.
GLASS: Interior mirrors, shower doors and other miscellaneous glass shall be cleaned.
WINDOWS: Interior and exterior sides of all first floor windows and door glass lites shall be washed. Interior
sides of all windows on upper floors shall be washed.
REPAIR SPECIFICATIONS
ELECTRICAL FACEPLATES: Electrical faceplates shall be wiped down. Missing switch and outlet faceplates shall
be replaced with matching faceplates where possible.
7. PERODIC INTERIOR CLEANING
SCOPE OF WORK: Shall include periodic clean up of the property and mowing of the grass on a schedule
established by MERIDIAN.
Carpeting, vinyl/tile flooring, hardwood flooring, cabinetry fronts/sides and countertops, appliances, plumbing
fixtures, electrical fixtures, interior glass and windows shall be cleaning per the requirements noted above for
the Initial Interior Cleaning.
8. MASONRY
SCOPE OF WORK: Repair/tuckpoint brick and block
Brick and block shall be repaired and or replaced in accordance with standard construction practices using
materials that match the balance of the structure and performed so that the repairs are not readily visible.
Mortor used for tuckpointing joints shall match the surrounding mortor.
9. CARPENTRY
SCOPE OF WORK: Repair/replace wood components as required.
Interior Trim: Wood components such as base, chairrail, crown and door trim shall match existing in style and
profile. Jointed or pre-finished trim is acceptable when the trim is to be painted.
Closet Shelving: Closet shelving shall be vinyl coated wire shelving.
Exterior Siding: Siding shall match the existing siding in materials, grade and profile.
Exterior Trim: Exterior trim shall match the existing trim in materials, grade and profile.
Decks: Decks shall be repaired using pressure treated lumber.
10. DOORS
SCOPE OF WORK: Replacement/repair of doors
Interior doors: Interior doors shall be hollow core doors installed in accordance with manufacture’s
recommendations and standard construction practices. Doors shall be flush or raised panel to match other
doors in the property.
Closet doors: Closet doors shall be folding or bi-pass.
Exterior doors: Exterior doors shall be metal clad sold core wood doors. Ancillary access doors shall be flush,
front entry doors shall be flush or raised panel.
REPAIR SPECIFICATIONS
11. DOOR HARDWARE
SCOPE OF WORK: Replacement of door hardware
Exterior doors: Exterior doors shall have a lockset, deadbolt, weatherstripping and threshold. Lockset and
deadbolt shall be lever type keyed to the master key number as manufactured by Schlage or approved equal..
Interior swing doors: Interior doors shall have a lockset and door stop. Privacy locksets shall be used at all
bedrooms and baths. Locksets shall be manufactured by Schlage or approved equal.
Closet doors: Closet doors shall have hardware as required by the function of the door including bumper pads
where the doors hit the door frames.
12. OVERHEAD DOORS
SCOPE OF WORK: Replacement of garage doors
Garage doors requiring replacement shall be replaced with roll-up overhead doors manufactured by Coplay.
Doors shall have a minimum of two (2) vision panels. All other panels shall be insulated.
13. ROOFING
SCOPE OF WORK: Roof repairs or replacement.
Asphalt shingle roofs shall be replaced using materials manufactured by GAF or approved equal with a
minimum 25 year life expectancy. Roof sheathing shall be inspected prior to the installation of the new roof
and any defects in the sheeting shall be corrected. All roof shall have metal edge trim and all roof penetrations
shall be sealed.
Built-Up Roofing: Build up roofing shall be repaired using hot asphalt mopping where possible.
14. GUTTERS/DOWNSPOUTS
SCOPE OF WORK: Repair or replacement of gutters and downspouts
Gutters and downspouts shall be repaired using materials identical in color and material as the existing
downspouts. New and existing gutters and downspouts shall be sealed to prevent leakage.
15. DRYWALL
SCOPE OF WORK: Repair or replace drywall
Drywall shall be repaired/replaced/patched using standard construction methods to remove all defects in
walls and ceilings. Surfaces shall be sanded to provide a uniform surface ready to receive paint or other
finishes. Water resistant board shall be used in all wet areas such as tubs and showers.
16. ACOUSTICAL SPRAY TEXTURE
SCOPE OF WORK: Repair or replace acoustical spray texture
Acoustical spray texture shall be installed in accordance with manufacturer’s recommendation and shall match
the texture of any surrounding or visible surfaces.
REPAIR SPECIFICATIONS
17. ACOUSTICAL CEILING
SCOPE OF WORK: Repair or replace acoustical ceilings
Acoustical ceilings shall be repaired using materials matching the existing ceiling components. New acoustical
ceilings shall be 2’x 2’ tile/grid system manufactured by Armstrong Ceilings or approved equal. Grid shall be
standard T lock system, tiles shall be standard white tile.
18. WALLCOVERINGS
SCOPE OF WORK: Wall covering removal
All paper or vinyl wall coverings shall be removed and subsurfaces are to be patched and ready to receive
paint. Skim coating of wall coverings is acceptable so long as the wall covering is solidly adhered to the wall.
19. CARPET
SCOPE OF WORK: Installation of carpet, padding, tack strips and transition strips and floor preparation of
surfaces to receive carpeting. Carpet installation shall include adjusting doors as required. Carpet shall be
installed per manufacturers recommendations with seams kept to a minimum and located in unobtrusive
locations when possible.
Carpet - Standard Grade: 32 oz Nylon carpet as manufactured by Shaw Carpets, Galaxy Series style 19002 –
Color: 00103 – Pearl Bead or approved equal.
Carpet – Economy Grade: 26 oz Nylon carpet as manufactured by Shaw Carpets, Karmella Series style 52H68 –
Color: 00103 – Restful Retreat or approved equal.
Carpet – Superior Grade: 45oz Nylon carpet as manufactured by Shaw Carpets, Royal Pavilion series style
Q1159 – Color: 00100 – Cotton or approved equal.
Pad: Existing pad shall be removed and replaced with new 6lb, foam or fiber installed per manufacturer’s
recommendations.
Tack strips: Existing tack strips shall be removed and replaced with new.
Transition Strips: Existing transition strips shall be removed and replaced with new.
Subfloor: Prior to installation, the subfloor shall be examined and repaired as required.
20. CARPET CLEANING
SCOPE OF WORK: Carpets shall be professionally steam cleaned to remove all dirt and stains. Spot cleaning of
stains prior to general cleaning of carpets may be required.
21. VINYL FLOORING
SCOPE OF WORK: Installation of vinyl flooring, base trim, transition strips and floor preparation of surfaces to
receive vinyl flooring. Vinyl flooring shall be installed per manufacturer’s recommendations with seams kept to
a minimum and located in unobtrusive locations when possible. Vinyl flooring installation shall include base
and shoe molding as required. Vinyl flooring shall be sheet material; 12”x12” tiles are not acceptable.
REPAIR SPECIFICATIONS
Vinyl flooring: - Standard Grade: Sheet vinyl manufactured by Armstrong Floors, Chadds Ford series – Product
No: 62905 – Color: White Essence
Base: Vinyl cove base is unacceptable. Edges of sheet vinyl shall be captured by either wood base trim and/or
wood shoe molding. Base trim and shoe molding shall be painted or stained to match the wood trim in the
balance of the property.
Tub/Shower trim: Vinyl trim shall be allowed at locations where the sheet vinyl abuts a shower or tub. Trim
shall be angle trim with legs no larger than 1”. Trim shall be sealed to both the tub/shower and the sheet vinyl
flooring.
Subfloor: Prior to installation, the subfloor shall be examined and repaired as required. New subfloor, if
required, shall be ¼” Masonite.
Plumbing fixtures: Plumbing fixtures such as toilets, wall mounted vanity support legs and appliances, etc.
shall be removed as required to install the vinyl flooring in a solid piece and shall be reinstalled after
installation of the flooring. Reinstallation shall include sealing of toilets and other reinstalled items with
caulking as required.
22. INTERIOR PAINTING
SCOPE OF WORK: Painting of new and existing interior surfaces such as walls, ceilings, trim, doors, cabinetry,
etc including preparation of those surfaces. Painting shall be installed and surfaces prepared per
manufacturer’s recommendations. Floors and other surfaces not being painted shall be protected. Paint
overspray/splatter shall be removed from any surfaces.
Surface Preparation: Prior to painting, all surfaces to be painted shall be prepared. All defects in the surfaces
shall be corrected including, but not limited to, drywall repairs, drywall patching, texturing of drywall to match
existing, trim/door replacement and removal of wallpaper when required.
Paint Manufacturer: Paint shall be manufactured by Glidden, Sherman Williams, Behr, Benjamin Moore or
approved equal. Color selections noted below are Behr, matching colors from other manufacturer’s are
acceptable.
Paint Grades: There shall be two grades of painting. Standard grade shall be used on most properties and on
all properties where trim/doors have a stained finish. Economy grade shall be used on lower end properties or
as directed. Regardless of grade,
Standard Grade: Walls and ceilings shall be painted with flat paint – Glidden No: 55YY 80/072 – Frost or
approved equal. Doors, cabinetry and trim shall be painted with semi-gloss paint – Glidden No: 30GY 88/022 –
White on White or approved equal. Spraying of walls and ceilings and is not prohibited but preferred method
of installation is brush and roller. Paint on trim, doors, cabinetry, etc. shall be brush applied.
REPAIR SPECIFICATIONS
Economy Grade: All walls, ceilings, doors, trim surfaces to be painted shall be painted with flat paint – Glidden
No: 55YY 80/072 or approved equal. Cabinetry shall be painted with semi-gloss paint – Glidden No: 30 GY
88/022 or approved equal. Spraying of walls, ceilings, doors and trim is acceptable.
Staining: In where doors or trim are stained, any new doors or trim shall be stained to match. All stained
surfaces shall receive a clear coat of polyurethane to achieve a consistent appearance in sheen throughout the
property.
23. APPLIANCES
SCOPE OF WORK: Furnish and install appliances as required including range, range hood, dishwasher and
disposals. Installation shall include connecting the appliance to all required services and all connectors
required for installation. Appliances shall generally be of the same grade as the appliance being replaced and
shall match any remaining appliances in manufacturer, grade and color where possible. Appliance grades
noted below shall be applicable in properties where no appliances exist or all appliances are being removed.
Appliances – Standard Grade: Used on mid range priced properties. Standard grade appliances shall be midrange appliances manufactured by GE Appliance or approved equal.
Appliances – Economy Grade: Used on low range priced properties. Economy grade shall be manufactured by
Magic Chef or approved equal.
Appliances – Superior Grade: Used on high value properties. Superior grade appliances shall be Profile Line
appliances manufactured by GE or approved equal.
24. PLUMBING FIXTURES
SCOPE OF WORK: Furnish and install plumbing fixtures as required including toilets, sinks, faucets, tubs,
showers. Installation shall include connecting the plumbing fixture to all required services and all connectors
required for installation shall be included. Plumbing fixtures shall generally be of the same grade as the
plumbing fixture being replaced and shall match any remaining plumbing fixtures in manufacturer, grade and
color where possible. Plumbing fixture grades noted below shall be applicable in properties where no
plumbing fixtures exist or all plumbing fixtures are being removed.
Plumbing Fixtures – Standard Grade: Used on mid range priced properties. Standard grade plumbing fixtures
shall be manufactured by American Standard – Colony Series or approved equal.
Plumbing Fixtures – Economy Grade: Used on low range priced properties. Economy grade plumbing fixtures
shall be manufactured by Peerless - Classic Series or approved equal
Plumbing Fixtures – Superior Grade: Used on high priced properties. Superior grade plumbing fixtures shall be
manufactured by Kohler - Fairfax Series or approved equal.
25. ELECTRICAL
SCOPE OF WORK: Furnish and install electrical system components as required. Installation shall include
connecting the electrical component to all required services and all connectors required for installation shall
REPAIR SPECIFICATIONS
be included. Electrical system components shall generally be of the same grade as the electrical system
component being replaced and shall match any remaining electrical system components in manufacturer,
grade and color where possible.
Outlets/Switches: Outlets and switches shall be replaced if they are broken, damaged or painted. GFI outlets
shall be installed when possible in all wet areas such as kitchens, baths and elsewhere as required by local
codes.
Coverplates: All coverplates on properties that are painted as part of the repairs shall be replaced. Coverplates
shall be matched in style and color.
Smoke Detectors: Smoke detectors shall be install as required by local code including hard wiring the units to
the electrical system when required.
Carbon Monoxide Detectors: Where required by local code, carbon monoxide detectors shall be installed.
Electrical Panelbox: New panelboxes shall be minimum 100 amp service manufactured by Square D or
approved equal.
26. ELECTRICAL FIXTURES
SCOPE OF WORK: Furnish and install electrical fixtures as required including light fixtures an ceiling fans.
Installation shall include connecting the electrical fixture to all required services and all connectors required
for installation shall be included. Electrical fixtures shall generally be of the same grade as the electrical fixture
being replaced and shall match any remaining electrical fixtures in manufacturer, grade and color where
possible. Electrical fixture grades noted below shall be applicable in properties where no electrical fixtures
exist or all electrical fixtures are being removed.
Electrical Fixtures – Standard Grade: Used on mid range priced properties. Standard grade plumbing fixtures
shall be manufactured by Progress Lighting or approved equal.
Electrical Fixtures – Economy Grade: Used on low range priced properties. Economy grade plumbing fixtures
shall be manufactured by Hampton Bay or approved equal
Electrical Fixtures – Superior Grade: Used on high priced properties. Superior grade plumbing fixtures shall be
manufactured by Thomasville Lighting or approved equal.
Ceiling Fans: Ceiling fans shall be manufactured by Hampton Bay. Prior to installation, the fan support shall be
inspected and strengthened to support the fan as required.
REPAIR SPECIFICATIONS
PERFORMANCE STANDARDS
The following performance standards are to be maintained:
Bid – Initial Services:
Bid – Repairs
Complete Work – Initial
Complete Work – Repairs
Release of Lien
Periodic Services
3 business days after notification of vacancy
7 business days after notification of vacancy
Per timeframe noted on Initial Services Bid
Per timeframe noted on Repair Bid
Submitted with all expense reimbursement packages (see REO Form 207 in CAM
on the Forms tab)
As per schedule established by Meridian
ACKNOWLEDGEMENT
Signing this form acknowledges receipt and understanding of the repair specifications outlined in this
document.
_____________________
Acknowledgement Date
__________________________________
Vendor Signature