CC - Item 4C - Assignment of Professional Services Agreement to Levine Management Group, Inc. for Property Management Services5
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services,
On March 2�, 2$21� the Ci released a request for proposRIs (RFP), RFP No, 2$21-$&,
propeq magme services for thetwo senior apartment commiti'es, A 6nft us Sent'
Apartments and Garvey �cnl'or A$a ent8, Attachment A,
The propeq anagement vvi'ces RFP released on March 2�, 2��I, was posted on c Cl' 's
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ebsite and sent vl'a cmail to si'x prospccti've firms experience in managing senior and
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affordable housing re al communities, Proposals were due to �e City Clerk's Office on April
2�j �$21, where on'e proposal �om Levine Mana|. . nt Grou was received and ca e@
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unopened unti'l a er the p,m, deadll'ne, Attachment B No proposal was rmed aRer the
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deadline, ine received roposa is on file wi'fh the erk's office for u lic record and
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review,
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City Council Meeting
June 14, 2021
Page 2 of 3
Levine Manaeement Group, Inc. Proposal
The Rosemead Housing Development Corporation, via the City, has existing contracts with
Levine Management Group, Inc. for each senior housing site, Angelus and Garvey. Through this
RFP process, the City intends to enter into one agreement for both sites, to ensure both sites are
managed in the same manner. Levine will be responsible for all aspects of the property
management, including but not limited to supervising on-site management, routine maintenance,
collecting rent, preparing an annual operating budget for the City's approval, maintaining books
and records, obtaining bids on capital expenditures authorized by the Rosemead Housing
Development Corporation, and any other property management related activities.
When the City (Rosemead Housing Development Corporation) first entered into the agreements
with Levine to manage Angelus and Garvey, the management fees were $31.00 and $32.00 per
unit per month, respectively. Currently, the monthly management fees for both sites are $41.00
per unit per month and have been at this rate for over ten years. Levine's proposal reflects an
increase in the management fees of $49.00 per unit per month, for an annual fee of $72,324.
Additionally, Levine has requested an annual cost of living increase in the management fee
based on the annual change in the "All Urban" Consumer Price Index (CPI -U) increase for the
Los Angeles County Area. The management fees are paid from the rent collected and Successor
Agency subsidy.
STAFF RECOMMENDATION
Staff recommends that the City Council, sitting as the Rosemead Housing Development
Corporation Board of Directors, authorize the City Manager to execute an Agreement with
Levine Management Group, Inc. to provide property management services for two senior
apartment communities—Angelus Senior Housing and Garvey Senior Housing—at a cost of
$49.00 per unit per month with an annual cost of living increase in the management fee based on
the annual change in the "All Urban" Consumer Price Index (CPI -U) increase for the Los
Angeles County Area. The term of the agreement shall be for three (3) years with two (2) one-
year options beginning on July 1, 2021.
FISCAL IMPACT
The property management fee is offset by the rental revenue and Successor Agency subsidy of
the two properties, Angelus and Garvey. The monthly management fee will be set at $49.00 per
unit per month for each site for a total annual fee of $72,324 (123 units) and has been included in
the FY 2021-22 Proposed Budget. The management fee shall have a maximum annual increase
no higher than the Consumer Price Index for Los Angeles County "All Urban" area in years two
and three of the Agreement.
STRATEGIC PLAN IMPACT
None.
City Council Meeting
June 14, 2021
Page 3 of 3
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process.
Prepared by:
Attachment A: Request for Proposal (RFP) No. 2021-03
Attachment B: Proposal from Levine Management Group, Inc.
Attachment C: Professional Services Agreement with Levine Management Group, Inc.
Attachment A
Request for Proposal No. 2021-03
CITY OF ROSEMEAD
REQUEST FOR PROPOSAL NO. 2021-03
PROFESSIONAL SERVICES FOR PROPERTY MANAGEMENT SERVICES
FOR TWO SENIOR APARTMENT COMMUNITIES
SUBMITTALS:
Three (3) bound copies and one (1) electronic PDF file on flash drive of the proposal in
sealed envelope(s) must be received by the City of Rosemead's City Clerk's Office by
no later than April 29, 2021 at 3 p.m.
CONTACT PERSON:
Angelica Frausto-Lupo, Community Development Director
City of Rosemead
8838 E. Valley Boulevard Rosemead, California 91770
(626) 569-2169
afrausto-lupo@citvofrosemead.org
PROPOSALS RECEIVED AFTER THE TIME AND DATE STATED ABOVE SHALL NOT BE
CONSIDERED. FACSIMILE AND E-MAIL PROPOSAL WILL NOT BE ACCEPTED.
INQUIRIES: Direct questions for clarification on Request for Proposal documents to Angelica
Frausto-Lupo, Community Development Director at afrausto-lupoafrausto-lupo@citvofrosemead.org or
(626) 569-2169.
MODIFICATIONS: Any modification of this Request for Proposal will be provided to
contractors who request notification of any modifications.
ISSUANCE DATE: MARCH 25, 2021
INTRODUCTION
Through this Request for Proposal ("RFP") and evaluation process, the City of Rosemead is
seeking to obtain competitive proposals from bona fide, qualified proposers interested in
providing comprehensive property management services for two senior apartment
communities comprised of 122 units located in the City of Rosemead.
It is the intent of the City to enter into an agreement with a property management company
for three years with the option to renew for two one-year extensions beginning on or about
July 1, 2021. The property management services will include, but may not be limited to:
1) Under general direction from the Director of Community Development, the selected
company will provide professional property management and real estate services.
2) The selected firm shall be responsible for supervising on-site management and routine
maintenance, collecting rent, preparing an annual operating budget for the City's
approval, maintaining books and records, and obtaining bids on capital expenditures
authorized by the City.
BACKGROUND
The City of Rosemead is a suburb located in the San Gabriel Valley, 10 miles east of downtown
Los Angeles. It is bounded on the north by the cities of Temple City and San Gabriel, on the
west by Monterey Park, Alhambra, and the unincorporated Los Angeles County community of
South San Gabriel, on the south, plus by EI Monte and South EI Monte on the east. The City is
5.5 square miles (2,344 -acres) in size.
Rosemead is a diverse city with a population of approximately 54,058 people. Of the residents
in Rosemead, 60.6% identify as Asian; 34.5% identify as Hispanic or Latino; 14.4% as white
non -Hispanic; 0.5% as American Indian and Alaskan Native; and 0.2% as Black or African
American. Approximately half of the city's housing units are occupied by renters (50.49%) and
half are occupied by owners (49.51%). The median household income in Rosemead is 23%
lower than in the County overall and 30% lower than the State. Rosemead's population size
has remained consistent in comparison to the broader region, increasing by only
approximately 1,110 people from 2000 to 2017.1
Rosemead operates under the Council/Manager form of government. The City Council is
elected at large to four years, overlapping terms. The Mayor is elected by a majority vote of
the City Council and rotates each year. The City Manager is appointed by, and serves at the
pleasure of, the City Council
The City and the Rosemead Housing Development Corporation owns two senior apartment
buildings: Angelus and Garvey. Angelus was built in 1994 and is comprised of 50 residential
dwelling units. Garvey was built in 2002 and is comprised of 72 residential dwelling units. Both
sites are currently at capacity. There is currently one wait list for both sites but due to the
number of persons on the list and limited turn -over, the list is currently closed.
OBJECTIVE
It is the objective of this RFP to solicit proposals from qualified and interested property
management companies to provide property management services for two senior rental
apartment communities. While the City desires to enter into an agreement with a property
management company for three years with the option to renew for two one-year extensions, the
US. Census Bureau, American Community Survey: 2000, 2013-2017 ACS 5 -Year Estimates, 2019
length of the professional service agreement and the level of service shall be at the sole and
absolute discretion of the City.
SCOPE OF SERVICE
The City seeks contractor to provide a full range of services customarily provided by a
professional property management and real estate services provider such as full management
and leasing operations, maintenance operations, and security/life safety of each site. Tasks
include, but are not limited to:
1. New tenant intake, including marketing, establishing and maintaining site-based
waiting list, determination of applicant eligibility, applicant screening, and tenant
selection; Lease execution, including explaining the lease and all attachments;
2. Collection of rent and any charges in addition to rent;
3. Lease enforcement;
4. Full maintenance repair of the development;
5. Full responsibility for hiring and firing of staff, and staff training;
6. Annual reexaminations of income and family composition;
7. Annual unit inspections;
8. Unit turnover, including preparing vacated units for leasing;
9. Purchase of all required supplies and services.
10. Full fiscal management responsibilities including preparing annual operating budgets,
monthly financial reporting and keeping expenses and income within approved budget
amounts;
11. Providing reports as specified by the Owner (City of Rosemead/Rosemead Housing
Development Corporation); and
12. Leasing signage packet, brochure design, and area market rent analysis.
STAFF CONTACT
Questions concerning this RFP may be directed to:
Angelica Frausto-Lupo, Director of Community Development
City of Rosemead
8838 E. Valley Blvd.
Rosemead, CA 91770
Phone Number: (626) 569-2169
Afrausto-lupo@citvofrosemead.org
LENGTH OF CONTRACT
The contract with a professional property management and real estate services firm shall be
for a three-year period with the option for up to two (2) one-year extensions at the sole and
absolute discretion of the City. The contract is expected to be fully executed by, or about July
1, 2021.
CITY'S RESPONSIBILITY
Upon awarding of the contract, the City shall provide the selected firm with any pertinent
information mutually agreed upon that will assist the company with the completion of the
contract requirements.
PROPOSAL CONTENT/FORMAT
The contractor shall submit a comprehensive proposal, as follows:
1. Cover letter.
2. Name and address of company (please include address of local office if applicable).
3. The principal contact person.
4. A description of your understanding of the project.
5. An outline showing tasks and time frames for the first year of management, including
a proposed budget.
6. Experience and qualifications of the company and management team, including a
description of relevant similar projects. After the proposal deadline, substitution of
management team may only be made with the permission of the City.
7. A reference list of at least three (3) other public agencies, including contact
person's name and phone number, for which the company currently provides
property management services.
8. A list of any pending or previous litigation over the past five years related to your
firm's work, and the outcome of any closed claims or cases.
9. Total project costs to the City, including a breakdown of costs by task and hourly rates.
The company acknowledges that submittal of a proposal constitutes acceptance of and a
willingness to comply with all of the terms, conditions and criteria contained within this RFP.
Proposals not in compliance with the terms and conditions contained herein may be cause for
rejection. The City reserves the right to interpret or change any provision of this RFP at any
time prior to the proposal submission due date. Such changes or interpretations will be in the
form of an addendum and posted on the City website, cityofrosemead.org.
PROPOSAL EVALUATION AND CRITERIA
Proposals will be evaluated on the proposer's ability to provide services that meet the
requirements set forth in this RPF. The City reserves the right to make such investigations as
it deems necessary to determine the ability of the proposer to provide services meeting a
satisfactory level of performance in accordance with the City's requirements. The proposer
shall furnish such information and data for this purpose as the City may request, at no cost to
the City. Interviews and presentations by one, several, or all of the proposers submitting a
proposal may be requested if deemed necessary to fully understand and evaluate the
proposer's capabilities and qualifications.
The adequacy, depth, and clarity of the proposal will influence, to a considerable degree, its
evaluation. The final selection of the property management company will be based on the
following criteria:
1. Understanding the scope of work.
2. Quality of proposal.
3. Ability of the company to provide the full range of requested services.
4. Demonstrated professional skills and credentials of staff to be assigned to this agreement.
5. Related experience of firm.
6. Company's ability to execute the contract.
7. References.
8. Cost as compared to related service requirements (lowest cost will not be the sole
determining factor).
The award of a contract will be based on a combination of the aforementioned criteria and
costs.
DISCRETION AND LIABILITY WAIVER
1. Proposers shall carefully read the information contained in this RFP and submit a
complete response to all requirements and questions as directed. Incomplete proposals
may be considered non-responsive and may be rejected in the City's discretion.
2. All information, documentation, and other materials submitted in response to this solicitation
are considered non -confidential and/or non-proprietary and are subject to public disclosure
after the solicitation is completed.
3. Proposers shall prepare and develop proposals at their sole cost and expense.
4. The City makes no representations of any kind that an award of a contract will be made as
a result of this RFP, or subsequent RFP. The City reserves the right to accept or reject any
or all proposals, waive any formalities or minor technical inconsistencies, and/or delete
any item/requirements from this RFP when deemed to be in City's best interest.
Failure to comply with all requirements contained in this RFP may result in the rejection of
a proposal.
6. A proposal maybe modified or withdrawn in person at anytime before the scheduled due
date, provided a receipt for the withdrawn proposal signed by the proposer's authorized
representative. The City reserves the right to request proof of authorization to withdraw
a proposal.
7. The City may evaluate the proposals based on the anticipated completion of all or
any portion of the project. The City reserves the right to divide the project into multiple
parts, to reject any and all proposals and re -solicit for new proposals, or to reject any and
all proposals and temporarily or permanently abandon the project.
8. The City may, in the evaluation of proposals, request clarification from proposers
regarding their proposals, obtain additional material or literature, and pursue other
avenues of research as necessary to ensure that a thorough evaluation is conducted.
9. By submitting a proposal in response to this RFP, the company accepts the evaluation
process, acknowledges and accepts that determination will require subjective judgments
by the City, and waives all right to protest or seek any legal remedies whatsoever regarding
any aspect of this RFP.
10. The City of Rosemead expects the highest level of ethical conduct from proposers, including
adherence to all applicable laws and local ordinances regarding ethical behavior.
11. If an agreement cannot be reached with the highest ranked proposer, City reserves the right
to terminate negotiations with that party and enter into negotiations with the next highest
ranked proposer.
12. Finalists in the selection process may be asked to attend an interview once the RFP process
is complete.
13. Acceptance of any proposal is contingent upon the proposer's certification and
agreement by submittal of its offer, to comply and act in accordance with all provisions
of the City's Municipal Code.
All proposals submitted shall be binding for 90 days from the date of submittal.
DRAFT AGREEMENT
Included with this RFP as "Attachment A" is a draft of the Professional Services Agreement that
will be utilized for this contract. Please pay particular attention to the insurance requirements
specified in the draft agreement. It should be noted that this Agreement is subject to change
and revision pursuant to review by the City Attorney.
The proposal process, contract negotiations and execution, and subsequent actions will be
conducted by the City in accordance with applicable law. Contractors should carefully review
this document, which constitutes the formal RFP, to ensure a clear understanding of the City's
needs and objectives and scope of work.
DIRECTIONS FOR SUBMITTAL OF PROPOSAL
Deadline: Proposals must be received by the City of Rosemead City Clerk's Office no later
than April 29, 2021 at 3 p.m.
SUBMITTALS:
Three (3) bound copies and one (1) electronic PDF file on flash drive of the proposal in
sealed envelope must be received by the City Clerk's Office.
CONTACT PERSON:
ATTN: Angelica Frausto-Lupo, Community Development Director
City of Rosemead
8838 E. Valley Boulevard Rosemead, California 91770
(626) 569-2169
afrausto-lupo@citvofrosemead.org
"ATTACHMENT A"
(DRAFT)
CITY OF ROSEMEAD PROFESSIONAL SERVICES AGREEMENT
BY AND BETWEEN CITY OF ROSEMEAD AND
Contractor
I. PARTIES AND DATE.
This Agreement is made and entered into this day of_, 2021 by and between the City of
Rosemead, a municipal organization organized under the laws of the State of California with its principal
place of business at 8838 E. Valley Blvd., Rosemead, California 91770 ("City") and Contractor
("Contractor"). City and Contractor are sometimes individually referred to herein as "Party" and
collectively as "Parties."
II. RECITALS.
Contractor.
Contractor desires to perform and assume responsibility for the provision of certain professional
services required by the City on the terms and conditions set forth in this Agreement. Contractor
represents that it is experienced in providing professional services associated with the administration
and implementation of the City's Federal Grant Programs (CDBG and HOME funds).
Project.
City desires to utilize the services of Contractor as an independent contractor to provide
housing administration and implementation services to the City's Community Development
Department ("Project").
III. TERMS.
3. Scope of Services and Term.
General Scope of Services. Contractor promises and agrees to furnish to the City all labor,
materials, tools, equipment, services, and incidental and customary work necessary to fully and
adequately supply the professional services necessary for the Project ("Services"). The Services are more
particularly described in Exhibit "A" attached hereto and incorporated herein by reference. All Services
shall be subject to, and performed in accordance with, this Agreement, the exhibits attached hereto and
incorporated herein by reference, and all applicable local, state and federal laws, rules and regulations.
Term. The term of this Agreement shall be from DATE to DATE and may be extended for up
to two (2) additional year(s) at the sole discretion of the City, unless earlier terminated as provided herein.
Contractor shall complete the Services within the term of this Agreement, and shall meet any other
established schedules and deadlines.
3.1 Responsibilities of Contractor.
Control and Payment of Subordinates; Independent Contractor. The Services shall be performed
by Contractor or under its supervision. Contractor will determine the means, methods and details of
performing the Services subject to the requirements of this Agreement. City retains Contractor on an
independent contractor basis and not as an employee. Contractor retains the right to perform similar or
different services for others during the term of this Agreement. Any additional personnel performing the
Services under this Agreement on behalf of Contractor shall also not be employees of City and
shall at all times be under Contractor's exclusive direction and control. Contractor shall pay all wages,
salaries, and other amounts due such personnel in connection with their performance of Services under
this Agreement and as required by law. Contractor shall be responsible for all reports and obligations
respecting such additional personnel, including, but not limited to: social security taxes, income tax
withholding, unemployment insurance, disability insurance, and workers' compensation insurance.
Schedule of Services. Contractor shall perform the Services expeditiously, within the term of this
Agreement, and in accordance with the Schedule of Services set forth in Exhibit "B" attached hereto and
incorporated herein by reference. Contractor represents that it has the professional and technical
personnel required to perform the Services in conformance with such conditions. In order to facilitate
Contractor's conformance with the Schedule, City shall respond to Contractor's submittals in a timely
manner. Upon request of City, Contractor shall provide a more detailed schedule of anticipated
performance to meet the Schedule of Services.
Conformance to Applicable Requirements. All work prepared by Contractor shall be subject to the
approval of City.
Substitution of Key Personnel. Contractor has represented to City that certain key personnel
will perform and coordinate the Services under this Agreement. Should one or more of such personnel
become unavailable, Contractor may substitute other personnel of at least equal competence upon
written approval of City. In the event that City and Contractor cannot agree as to the substitution of key
personnel, City shall be entitled to terminate this Agreement for cause. As discussed below, any
personnel who fail or refuse to perform the Services in a manner acceptable to the City, or who are
determined by the City to be uncooperative, incompetent, a threat to the adequate or timely completion
of the Project or a threat to the safety of persons or property, shall be promptly removed from the Project
by the Contractor at the request of the City.
City's Representative. The City hereby designates the City Manager, or his or her designee, to
act as its representative for the performance of this Agreement ("City's Representative"). City's
Representative shall have the power to act on behalf of the City for all purposes under this Contract.
Contractor shall not accept direction or orders from any person other than the City's Representative or his
or her designee.
Contractor's Representative. Contractor hereby designates Contractor Staff to act as its
representative for the performance of this Agreement ("Contractor's Representative"). Contractor's
Representative shall have full authority to represent and act on behalf of the Contractor for all purposes
under this Agreement. The Contractor's Representative shall supervise and direct the Services, using
his/her best skill and attention, and shall be responsible for all means, methods, techniques, sequences
and procedures and for the satisfactory coordination of all portions of the Services under this Agreement.
Coordination of Services. Contractor agrees to work closely with City staff in the performance of
Services and shall be available to City's staff, contractors and other staff at all reasonable times.
Standard of Care; Performance of Employees. Contractor shall perform all Services under this
Agreement in a skillful and competent manner, consistent with the standards generally recognized as
being employed by professionals in the same discipline in the State of California. Contractor represents
and maintains that it is skilled in the professional calling necessary to perform the Services. Contractor
warrants that all employees and subcontractors shall have sufficient skill and experience to perform the
Services assigned to them. Finally, Contractor represents that it, its employees and subcontractors have
all licenses, permits, qualifications and approvals of whatever nature that are legally required to perform
the Services, including a City Business License and certification(s) and that such licenses, certifications
and approvals shall be maintained throughout the term of this Agreement. As provided for in the
indemnification provisions of this Agreement, Contractor shall perform, at its own cost and expense and
without reimbursement from the City, any services necessary to correct errors or omissions which are
caused by the Contractor's failure to comply with the standard of care provided for herein. Any employee
of the Contractor or its sub -contractors who is determined by the City to be uncooperative, incompetent,
a threat to the adequate or timely completion of the Project, a threat to the safety of persons or property,
or any employee who fails or refuses to perform the Services in a manner acceptable to the City, shall be
promptly removed from the Project by the Contractor and shall not be re-employed to perform any of the
Services or to work on the Project.
Laws and Regulations. Contractor shall keep itself fully informed of and in compliance with
all local, state and federal laws, rules and regulations in any manner affecting the performance of
the Project or the Services, including all Cal/OSHA requirements, and shall give all notices required
by law. Contractor shall be liable for all violations of such laws and regulations in connection with
Services. If the Contractor performs any work knowing it to be contrary to such laws, rules and
regulations and without giving written notice to the City, Contractor shall be solely responsible for all
costs arising therefrom. Contractor shall defend, indemnify and hold City, its officials, directors, officers,
employees and agents free and harmless, pursuant to the indemnification provisions of this
Agreement, from any claim or liability arising out of any failure or alleged failure to comply with such laws,
rules or regulations.
3.2 Insurance.
3.2.10.1 Time for Compliance. Contractor shall maintain prior to the beginning of and for the
direction of this Agreement insurance coverage as specified in "Exhibit D" attached to and part of this
agreement.
3.2.11 Safety. Contractor shall execute and maintain its work so as to avoid injury or damage to
any person or property. In carrying out its Services, the Contractor shall at all times be in compliance
with all applicable local, state and federal laws, rules and regulations, and shall exercise all necessary
precautions for the safety of employees appropriate to the nature of the work and the conditions under
which the work is to be performed. Safety precautions as applicable shall include, but shall not be
limited to: (A) adequate life protection and life-saving equipment and procedures; (B) instructions in
accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall
protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment
and other safety devices, equipment and wearing apparel as are necessary or lawfully required to
prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all
safety measures.
3.3 Fees and Payments.
3.3.1 Compensation. Total payment to Contractor shall not exceed Contractor's Proposal which is
hereby incorporated and found in Exhibit "B." Extra Work may be authorized, as described below, and if
authorized, will be compensated at the rates and manner set forth in this Agreement.
3.3.2 Payment of Compensation. City agrees to compensate Contractor for services under this
Agreement in compliance with the schedule set forth in this Agreement. Payment will be made only after
submission of proper monthly invoices in the form and manner specified by City. City shall endeavor to
pay invoices bearing correct and authorized charges within 30 -days of the date they are received;
however, Contractor acknowledges and agrees that due to City warrant run procedures, the City cannot
guarantee that payment will occur within this time period. City shall not be responsible to Contractor for
any additional charges, interest or penalties due to a failure to pay within such period.
3.3.3 Reimbursement for Expenses. Contractor shall not be reimbursed for any expenses unless
authorized in writing by City.
3.3.4 Extra Work. At any time during the term of this Agreement, City may request that
Contractor perform Extra Work. As used herein, "Extra Work" means any work which is determined by
City to be necessary for the proper completion of the Project, but which the parties did not reasonably
anticipate would be necessary at the execution of this Agreement. Contractor shall not perform, nor be
compensated for, Extra Work without written authorization from City's Representative.
3.3.5 Prevailing Wages. Contractor is aware of the requirements of California Labor Code
Section 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8, Section 1600,
et seq., ("Prevailing Wage Laws"), which require the payment of prevailing wage rates and the
performance of other requirements on "public works" and "maintenance" projects. If the Services are
being performed as part of an applicable "public works" or "maintenance" project, as defined by the
Prevailing Wage Laws, and if the total compensation is $1,000 or more, Contractor agrees to fully comply
with such Prevailing Wage Laws. City shall provide Contractor with a copy of the prevailing rates of per
diem wages in effect at the commencement of this Agreement. Contractor shall make copies of the
prevailing rates of per diem wages for each craft, classification or type of worker needed to execute the
Services available to interested parties upon request, and shall post copies at the Contractor's principal
place of business and at the project site. Contractor shall defend, indemnify and hold the City, its elected
officials, officers, employees and agents free and harmless from any claim or liability arising out of any
failure or alleged failure to comply with the Prevailing Wage Laws.
3.4 Accounting Records.
3.4.1 Maintenance and Inspection. Contractor shall maintain complete and accurate records
with respect to all costs and expenses incurred under this Agreement. All such records shall be clearly
identifiable. Contractor shall allow a representative of City during normal business hours to examine,
audit, and make transcripts or copies of such records and any other documents created pursuant to this
Agreement. Contractor shall allow inspection of all work, data, documents, proceedings, and activities
related to the Agreement for a period of three (3) years from the date of final payment under this
Agreement.
3.5 General Provisions.
3.5.1 Termination of Agreement.
3.5.1.1 Grounds for Termination. City may, by written notice to Contractor, terminate the
whole or any part of this Agreement at any time and without cause by giving written notice to Contractor
of such termination, and specifying the effective date thereof, at thirty (30) days before the effective
date of such termination. Contractor may not terminate this Agreement except for cause.
3.5.1.2 Effect of Termination. If this Agreement is terminated as provided herein, City may
require Contractor to provide all finished or unfinished Documents and Data and other information of
any kind prepared by Contractor in connection with the performance of Services under this Agreement.
Contractor shall be required to provide such document and other information within seven
(7) calendar days of the request.
3.5.1.3 Additional Services. In the event this Agreement is terminated in whole or in part as
provided herein, City may procure, upon such terms and in such manner as it may determine appropriate,
services similar to those terminated.
3.5.2 Delivery of Notices. All notices permitted or required under this Agreement shall be given
to the respective parties at the following address, or at such other address as the respective parties may
provide in writing for this purpose:
CONTRACTOR:
Contractor Info
CITY:
City of Rosemead
P.O. Box 399 Rosemead, CA 91770
Attn: City Clerk's Office
Such notice shall be deemed made when personally delivered or when mailed, forty-eight (48)
hours after deposit in the U.S. Mail, first class postage prepaid and addressed to the party at its applicable
address. Actual notice shall be deemed adequate notice on the date actual notice occurred, regardless
of the method of service.
3.5.3 Ownership of Materials and Confidentiality.
3.5.3.1 Documents & Data; Licensing of Intellectual Property. This Agreement creates a non-
exclusive and perpetual license for City to copy, use, modify, reuse, or sublicense any and all copyrights,
designs, and other intellectual property embodied in plans, specifications, studies, drawings, estimates,
and other documents or works of authorship fixed in any tangible medium of expression, including
but not limited to, physical drawings or data magnetically or otherwise recorded on computer diskettes,
which are prepared or caused to be prepared by Contractor under this Agreement ("Documents &
Data"). Contractor shall require all subcontractors to agree in writing that City is granted a non-exclusive
and perpetual license for any Documents & Data the subcontractor prepares under this Agreement.
Contractor represents and warrants that Contractor has the legal right to license any and all Documents
& Data. Contractor makes no such representation and warranty in regard to Documents & Data which
were prepared by design professionals other than Contractor or provided to Contractor by the City. City
shall not be limited in any way in its use of the Documents and Data at any time, provided that any such
use not within the purposes intended by this Agreement shall be at City's sole risk.
All reports, documents or other written material developed by Contractor in the performance of this
Agreement shall be and remain the property of City without restriction or limitation upon its use or
dissemination by City. Such material shall not be the subject of a copyright application by Contractor.
3.5.3.2 Confidentiality. All ideas, memoranda, specifications, plans, procedures, drawings,
descriptions, computer program data, input record data, written information, and other Documents
and Data either created by or provided to Contractor in connection with the performance of this
Agreement shall be held confidential by Contractor. Such materials shall not, without the prior written
consent of City, be used by Contractor for any purposes other than the performance of the Services. Nor
shall such materials be disclosed to any person or entity not connected with the performance of
the Services or the Project. Nothing furnished to Contractor which is otherwise known to Contractor
or is generally known, or has become known, to the related industry shall be deemed confidential.
Contractor shall not use City's name or insignia, photographs of the Project, or any publicity
pertaining to the Services or the Project in any magazine, trade paper, newspaper, television or radio
production or other similar medium without the prior written consent of City.
3.5.4 Cooperation; Further Acts. The Parties shall fully cooperate with one another, and shall
take any additional acts or sign any additional documents as may be necessary, appropriate or
convenient to attain the purposes of this Agreement.
3.5.5 Attorney's Fees. If either party commences an action against the other party, either legal,
administrative or otherwise, arising out of or in connection with this Agreement, the prevailing party in
such litigation shall be entitled to have and recover from the losing party reasonable attorney's fees and
all other costs of such action.
3.5.6 Indemnification. Contractor shall defend, indemnify and hold the City, its officials, officers,
employees, volunteers and agents free and harmless from any and all claims, demands, causes of action,
costs, expenses, liability, loss, damage or injury, in law or equity, to property or persons, including
wrongful death, in any manner arising out of or incident to any alleged acts, omissions or willful
misconduct of Contractor, its officials, officers, employees, agents, contractors and contractors arising
out of or in connection with the performance of the Services, the Project or this Agreement, including
without limitation the payment of all consequential damages and attorney's fees and other related costs
and expenses. Contractor shall defend, at Contractor's own cost, expense and risk, any and all such
aforesaid suits, actions or other legal proceedings of every kind that may be brought or instituted against
City, its directors, officials, officers, employees, agents or volunteers. Contractor shall pay and satisfy
any judgment, award or decree that may be rendered against City or its directors, officials, officers,
employees, agents or volunteers, in any such suit, action or other legal proceeding. Contractor shall
reimburse City and its directors, officials, officers, employees, agents and/or volunteers, for any and all
legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity
herein provided. Contractor's obligation to indemnify shall not be restricted to insurance proceeds, if any,
received by the City, its directors, officials, officers, employees, agents or volunteers
3.5.7 Entire Agreement. This Agreement contains the entire Agreement of the parties with
respect to the subject matter hereof, and supersedes all prior negotiations, understandings or
agreements. This Agreement may only be modified by a writing signed by both parties.
3.5.8 Governing Law. This Agreement shall be governed by the laws of the State of California.
Venue shall be in Los Angeles County.
3.5.9 Time of Essence. Time is of the essence for each and every provision of this
Agreement.
3.5.10 City's Right to Employ Other Contractors. City reserves right to employ other
contractors in connection with this Project.
3.5.11 Successors and Assigns. This Agreement shall be binding on the successors and
assigns of the parties.
3.5.12 Assignment or Transfer. Contractor shall not assign, hypothecate, or transfer, either
directly or by operation of law, this Agreement or any interest herein without the prior written
consent of the City. Any attempt to do so shall be null and void, and any assignees, hypothecates
ortransferees shall acquire no right or interest by reason of such attempted assignment, hypothecation
or transfer.
3.5.13 Construction; References; Captions. Since the Parties or their agents have
participated fully in the preparation of this Agreement, the language of this Agreement shall be construed
simply, according to its fair meaning, and not strictly for or against any Party. Any term referencing time,
days or period for performance shall be deemed calendar days and not work days. All references
to Contractor include all personnel, employees, agents, and subcontractors of Contractor, except as
otherwise specified in this Agreement. All references to City include its elected officials, officers,
employees, agents, and volunteers except as otherwise specified in this Agreement. The captions of
the various articles and paragraphs are for convenience and ease of reference only, and do not define,
limit, augment, or describe the scope, content, or intent of this Agreement.
3.5.14 Amendment; Modification. No supplement, modification, or amendment of this Agreement
shall be binding unless executed in writing and signed by both Parties.
3.5.15 Waiver. No waiver of any default shall constitute a waiver of any other default or breach,
whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily
given or performed by a Party shall give the other Party any contractual rights by custom, estoppel, or
otherwise.
3.5.16 No Third Party Beneficiaries. There are no intended third party beneficiaries of any
right or obligation assumed by the Parties.
3.5.17 Invalidity; Severability. If any portion of this Agreement is declared invalid, illegal, or
otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in
full force and effect.
3.5.18 Prohibited Interests. Contractor maintains and warrants that it has not employed nor
retained any company or person, other than a bona fide employee working solely for Contractor, to solicit
or secure this Agreement. Further, Contractor warrants that it has not paid nor has it agreed to pay any
company or person, other than a bona fide employee working solely for Contractor, any fee, commission,
percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or
making of this Agreement. Contractor further agrees to file, or shall cause its employees or
subcontractors to file, a Statement of Economic Interest with the City's Filing Officer as required under
state law in the performance of the Services. For breach or violation of this warranty, City shall have the
right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or
employee of City, during the term of his or her service with City, shall have any direct interest in this
Agreement, or obtain any present or anticipated material benefit arising therefrom.
3.5.19 Equal Opportunity Employment. Contractor represents that it is an equal opportunity
employer and it shall not discriminate against any subcontractor, employee or applicant for employment
because of race, religion, color, national origin, handicap, ancestry, sex or age. Such non- discrimination
shall include, but not be limited to, all activities related to initial employment, upgrading, demotion,
transfer, recruitment or recruitment advertising, layoff or termination. Contractor shall also comply with
all relevant provisions of City's Minority Business Enterprise program, Affirmative Action Plan or other
related programs or guidelines currently in effect or hereinafter enacted.
3.5.20 Labor Certification. By its signature hereunder, Contractor certifies that it is aware
of the provisions of Section 3700 of the California Labor Code which require every employer to be
insured against liability for Worker's Compensation or to undertake self-insurance in accordance with
the provisions of that Code, and agrees to comply with such provisions before commencing the
performance of the Services.
3.5.21 Authority to Enter Agreement. Contractor has all requisite power and authority to conduct
its business and to execute, deliver, and perform the Agreement. Each Party warrants that the individuals
who have signed this Agreement have the legal power, right, and authority to make this Agreement and
bind each respective Party.
3.5.22 Counterparts. This Agreement may be signed in counterparts, each of which shall
constitute an original.
3.6 Subcontracting.
3.6.1 Prior Approval Required. Contractor shall not subcontract any portion of the work required
by this Agreement, except as expressly stated herein, without prior written approval of City. Subcontracts,
if any, shall contain a provision making them subject to all provisions stipulated in this Agreement.
[signatures on next page]
CITY OF ROSEMEAD
By:
Gloria Molleda, City Manager
Attest:
Ericka Hernandez, City Clerk
Approved as to Form:
Rachel Richman, City Attorney
CONTRACTOR
By:
Name Title
Attachment B
Proposal from Levine Management Group, Inc.
PROPERTY MANAGEMENT SERVICE PROPOSAL
RFP NO. 2021-03
CITY of ROSEMEAD
Prepared for
Ms. Angelica Frausto-Lupo
Community Development Director
City of Rosemead
8838 E. Valley Boulevard
Rosemead, CA 91770
Presented by
Levine Management Group, Inc.
822 South Robertson Boulevard, Suite 200
Los Angeles, CA 90035
Telephone (310) 358-3489
Fax (310) 358-3494
www.levinegroups.com
Proposal Table of Contents
# 1. Cover Letter
Page #
#2. Name and Address of CompanyCover
Letter
#3. Principal Contact Person Cover
Letter
#4. Description of Understanding of the Project 1
#5. Outline of Tasks / Time Frame of 1St Year / Proposed Budgets 2-5
#6. Experience and Qualifications of Company and Management Team 6-15
47. References of 3 Public Agencies 16
#8. Pending or Previous Litigation Statement 17
49. Cost of Management Services 18
#1, #2 , #3
Apri127, 2021
Ms. Angelica Frausto-Lupo
Community Development Director
City of Rosemead
8838 E. Valley Blvd.
Rosemead, CA 91770
Re: Request for Proposal No. 2021-03
Dear Ms. Frausto-Lupo:
We greatly appreciate the opportunity to submit our response to a Request for Proposal (RFP) to the City
of Rosemead to manage Angelus Senior Housing and Garvey Senior Housing, the properties outlined in
the request.
After your review, you will see that we are a uniquely qualified professional property management
company. Our more than 57 years of experience as a development, construction and property
management firm has provided us with an all-around expertise in every facet of asset management. We
will carry out quality property management services, manage the day-to-day operations of the site and
ensure regulatory compliance with all funding source regulations.
The Levine Management Group, Inc. (LMG) began its real estate development business in 1963 and
expanded into professional property management in 1970. Our current portfolio is comprised of over
3,000 multi -family residential units including both government subsidized and conventional properties.
Our corporate office is currently Iocated at 822 S. Robertson Blvd. Suite 200, Los Angeles, California,
90035, our phone number is (310) 358-3489.
LMG is a full service real estate company working as a professional property management agent, general
contractor and developer on our own portfolio as well as for other "non-profit" and "for-profit" owners.
We have managed properties throughout Southern California and our geographic coverage over the years
have included areas as diverse as Glendale, Pasadena, Santa Monica, San Bernardino, Camarillo, Oxnard,
San Diego, San Gabriel and San Fernando Valleys.
Our Staff is always professional and constantly stays current with the latest housing laws and trends
including fair housing laws and other regulatory requirements. LMG is the sole offering firm for this
RFP and I, Jeffrey S. Levine, President, will serve as the contact person for this project. My address,
telephone number and email are 822 S. Robertson Blvd., Los Angeles, CA 90035, (310) 358-3489 x219
and jell@levinegroups.com. As requested, please find 3 bound copies and 1 electronic PDF file on a
flash drive of our proposal.
Once again, we are very pleased to respond to this RFP and are very excited about this opportunity to be
of service. We look forward to working with you in the near future.
Sincerely,
LEVINE GEMENT GROUP, INC.
Jeffrey S. Levine
President
LEVINE MANAGEMENT GROUP, INC. • 822 S, ROBERTSON BLVD., SUITE 200 - Los ANGELES, CA 90035-1613. 310-358-3489 - FAX 310-358-3494
www.levinegroups.com
DESCRIPTION OF UNDERSTANDING OF THE PROJECT
Levine Management Group, Inc. (LMG) has been the Management Agent for both Angelus
Senior and Garvey Senior Housing from their beginnings. LMG performed the original lease
ups in 1994 and 2002. LMG has the unique distinction of being the exclusive management
company for these two properties over the last 20 years. The decades of experience and history
gives LMG the most comprehensive understanding of these two projects, not to mention, all the
records and documents that have been accumulated over the years. The relationship between the
City of Rosemead has existed for so long that we consider ourselves an extension of the city's
operations and not just a contracted vendor.
For over 20 years LMG has provided the City of Rosemead a dedicated staff to oversee Angelus
Senior and Garvey Senior Housing. Unlike many property management companies, LMG not
only gives the client direct access to the Property Supervisor, Resident Managers and
Maintenance staff but also direct access to the President of the company, Chief Financial Officer,
the Director of Property Management, Director of Occupancy and Compliance and all the staff in
between. Good communication is key to the success of any relationship and LMG prides itself
on providing as much access as possible to assure that all needs of the client are met. At LMG
we insist that everyone be copied on emails so that nothing falls through the cracks and that
anyone can be of assistance in what we consider a collaborative effort to successfully manage the
properties.
LMG has vast experience working with municipalities and housing authorities thanks in large
part to our experience working with the City of Rosemead. LMG currently manages properties
for the County of Los Angeles and the City of Oxnard. We have also managed properties for the
City of Los Angeles and understand the intricacies and nuisances that come with working within
a public/government agency. Working with a public agency is very different than working with
private ownerships, partnerships and even non-profit organizations and most property
management companies do not have any experience in working with a "city" or their structure
does not allow them to effectively handle the municipal environment. LMG understands how
the City of Rosemead works because we have been a part of it's operation for many years.
Angelus Senior and Garvey Senior Housing are located in the San Gabriel Valley. LMG
currently manages 9 properties/ 457 units within 10 miles of the 91770 zip code. The majority of
those units are within 5 miles of Angelus Senior and Garvey Senior Housing. LMG is very
familiar with the population in the area and because we have so many properties in the area,
there is never a need to worry that your properties would be unsupervised or go uncovered by
staff because of unforeseen circumstances. Unlike other property management companies that
do not have a presence in the neighborhood, LMG is able to ensure that all of the properties that
we manage in the San Gabriel Valley are given the attention they need to succeed.
LMG is well aware of the City of Rosemead's commitment to provide affordable housing to the
senior residents of their community. In order to accomplish this goal, the City has kept rents as
low as possible. There has not been a rent increases in many years. To assist the City to meet
this goal LMG currently manages Angelus Senior and Garvey Senior Housing at fees well below
industry standards and will continue to do so because the relationship we have built with the City
of Rosemead is important to us. LMG has managed the two properties for $41/unit for the last
13 years and before that under $40/unit in the year previous. LMG is committed to keeping our
management fee low by leveraging our presence in the industry for the benefit of the City of
Rosemead.
#5
OUTLINE OF TASKS / TIME FRAMES OF FIRST YEAR / PROPOSED BUDGETS
Scheduled Maintenance
All scheduled maintenance will be completed in a timely manner. Any pipes leaks will be
corrected, redecorating should begin as necessary and all common areas should be brought up to
acceptable levels. Tree trimming, landscaping, signage upgrades and parking lot resurfacing will
make the buildings more attractive. Renovating units will provide a great uplift to the
apartments and will make them more comfortable and thus more marketable.
LMG has implemented a very effective Water Response and Mold Protection program at every
one of our properties. The program centers on the idea that makes the resident responsible for
alerting us of any water intrusion problems at the property or in their unit. The reporting of these
issues and the resident's responsibilities are outlined in the "Rules and Regulations" that they
execute at the same time they execute their lease. Our managers are instructed to deal with all
water intrusion problems in a timely manner to limit our exposure to "mold" allegations or
claims. LMG has taken an extra step to handle these types of situations by creating a Claims
Department that handles all mold allegations and claims timely. This department engages the
claimant at the early stages of the claim, thus LMG gains the upper hand before the claim get out
of hand.
Ongoing Maintenance
Ongoing maintenance of a property is essential for attracting and retaining good residents. As
such, the property manager is to inspect the property on a daily basis. If work needs to be done,
he or she should complete it in a timely fashion. If the work is beyond the scope of his or her
abilities, he or she is to secure the services of an approved vendor and work with their property
supervisor as necessary. Some residents have a tendency to "live with" a maintenance problem
rather than reporting it. This being the case, resident education is important. Residents need to
be shown how to fill out a work order and management should make sure that the work order
forms are easily accessible. The resident manager and maintenance person need to assist the
residents in recognizing and reporting any work that needs to be taken care of inside the
apartments.
Management staff will take care of all day to day maintenance which includes, but is not limited
to: repairing leaky faucets and other minor plumbing, minor carpentry, fixing light switches,
replacing light bulbs, keeping all timers properly set, and keeping the grounds safe and clean.
Periodic inspections of water heaters, heating units, and pumps will also be made by the
management staff. Smoke detectors will be inspected semi-annually and records will be kept on
site.
Maintenance records of all repairs and/or replacements are kept on site whether done by the
management staff or outside vendors. Separate maintenance records are kept for each apartment
unit and for common areas.
Each management staff will be supplied with a vendor's manual for all our approved vendors.
When the scope of maintenance is beyond the capability of the management staff, an approved
vendor will be called from that list.
2
All requests for service and/or materials will only be handled with purchase orders. Any
expenditure in excess of a predetermined limit will require the approval of the Property
Supervisor. In addition, three bids will be secured for all work exceeding limits set forth in the
management agreement except in case of emergency where delaying the work would cause a
hardship to the residents or further damage to the building.
Work order request forms will be maintained on site, in the office, and in the laundry rooms. All
work must be requested in writing and all forms must be signed by the resident. Copies of
completed work orders will be kept in the maintenance file for each unit.
With careful resident screening, ongoing social activities, effective marketing and the caring,
consistent day-to-day professional management provided by LMG, your properties will be
healthy and happy apartment communities, thereby enhancing their value, the lives of their
residents and giving owners consistent cashflow.
Rent collection
Rent collection is an extremely important part of managing a property. Most residents are
generally good about paying rent on time, but occasionally a resident's income may decrease or
an oversight may occur. In addition to serving "Notices to Pay Rent or Quit" as a rent collection
tool, it is mandatory that the on site staff is in contact with anyone whose rent is late. Eviction is
initiated only as a last resort. Every effort is made to assist the resident in meeting his/her lease
obligations. If eviction is unavoidable, legal action is accomplished with supervision of the
resident manager by the property supervisor. The Director of Property Management coordinates
the legal action with the attorney.
Accounting Procedures
On-site Accounting
LMG has several accounting and rent roll systems available which can be used depending on the
size and needs of the property in question. We have available manual one -write systems and
state of the art fully -computerized systems. All our managers receive ongoing on-site training
and supervision, especially when on-site computer systems are implemented. Our organization
requires rents to be deposited on a daily basis. Therefore, at the end of each day, managers
report the daily receipts and deposits into our phone log system which is utilized by the main
office for tracking receipts and delinquent rents on a daily basis.
Accounts Receivable
Deposit receipts are sent from each property to the main office daily. These receipts are entered
into the accounting system so that timely vacancy and delinquency reports can be provided to the
property supervisors by the tenth of each month. Our Accounting Manager reviews the rent rolls
for proper accounting. Other responsibilities include processing move-in/move-out paperwork,
and other governmental compliance paperwork, etc.
Accounts Payable
Our purchasing procedures have been established to ensure accurate and cost-effective purchases.
We obtain periodic bids from various vendors for common replacement items such as carpeting,
flooring, window coverings, etc. For larger repairs and contracts, our purchasing director
inspects the needs of the property and obtains at least three competitive bids. Additionally, as
part of our vendor qualification process, we require all contractors to provide us with proof of
insurance and licensing information before a contract is awarded.
3
All purchases require an approved purchase order. Each invoice must have a matched purchase
order before payment is made. In addition, each invoice must be approved by the Property
Supervisor and the Director of Property Management.
General Ledger - Financial Information
After the close of each month, the Chief Financial Officer reviews the bank reconciliations, the
general ledger detail, and the monthly income statements in order to ensure accuracy.
Accounting, Monthly Financial Reporting and Administering of Funds
LMG will maintain full and complete books and records with all receipts and expenditures
resulting from the operations and management of the apartment complexes. We shall also
fiunish monthly statements of income and check registers on an accrual basis.
An automated accounting and management information system is used by LMG The system
uses the state of the art Yardi Voyage software which is specifically designed to handle property
management including all "affordable" compliance reports. The automated system operates on
an accrual basis accounting method. Revenues and expenses are itemized by separate charts of
account, line item in an monthly and cumulative year to date foimat which comprise the
operating account. An insurance reserve account may be a segregated item in the operating
account. A tax reserve account may be a segregated item in the operating account. All of the
following reports can be generated by the system:
• Tenant rent roll
• General ledger trial balance
• Balance sheet
• Income statement
General ledger chart of accounts
Delinquency report
Occupancy report
LMG will make all disbursements, including those for utilities, other services, maintenance,
repairs, improvements, alterations, monthly service contracts and all other operating expenses
incurred in connection with the properties and/or the management thereof out of the property's
operating account.
Resident Selection
Applicants are selected on a first come first served basis. As applications are completed they
will be dated and time stamped. All applications will be processed as they are returned to the
leasing staff. Each applicant must qualify based upon credit, landlord history, ability to pay the
rent, and City of Rosemead eligibility. Applicants are also screened for appropriate household
size.
LMG's typical criteria for resident selection are described below. Although this selection
methodology is typical for LMG, it can be tailored to fit any specific site or apartment
community as the owner wishes or sees fit.
Tenant Selection Criteria
In order to maintain the quality of the property and to ensure that residents are provided with a
comfortable living environment, it is essential to maintain effective management and extensive
marketing. The resident selection criteria must be applied fairly and impartially to every rental
applicant. The selection criteria are as follows:
4
Tenant Selection Criteria:
1. Credit History for a period of three years:
a. Repossession
b. Default on a loan
c. Unpaid judgment
d. Unpaid collection account
2. An applicant will not qualify and will be sent an "Unable to Accommodate" letter for the
following circumstances if any of the following have occurred in the past three years:
a. Their credit report reflects more than two of the above items, regardless of the
total amount.
b. Their credit report reflects one or two of the above items which total more than
$300.00.
3. Unlawful Detainer for a period of three years.
a. Eviction for cause
b. Judgment
4. Landlord History
a. Any negative report from current landlord
b. Any negative report from previous landlord
The basic system for income certification and reporting is the same for low-income tax credit
financed buildings and Section 8 buildings. Because LMG, Inc. manages many government
subsidized (HUD) and tax credit financed properties, we already have the necessary forms and
systems and procedures in place.
At move -in, and annually thereafter, each resident is required to complete and sign an Interview
Checklist that details all of the members of the immediate family, and all sources of income and
assets. Based on information from the interview, residents sign the appropriate third party
verification forms which are then mailed to any indicated source of income including employers,
government agencies, banks or pension providers. Applicants/Residents also sign a certification
stating that they have disclosed all necessary information and that they understand the penalties
for fraud.
When all third party verifications are received, the resident manager calculates the gross rent,
subtracts any utility allowances and determines the Resident rent. The property supervisor,
Occupancy/Compliance Specialist or Special Projects Coordinator then reviews the Resident
manager's work for completeness and accuracy. Residents also sign an income certification.
They receive a copy of the certification while another copy goes in the Resident file along with
all income verifications. A second copy goes to the appropriate agency.
5
Proposed Budget for
Angelus Senior
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EXPERIENCE and QUALIFICATIONS OF COMPANY and MANAGEMENT TEAM
Background and Experience
Levine Management Group, Inc. was incorporated in the State of California on July 26, 1963.
Our Corporate headquarters are located at 822 South Robertson Boulevard, Suite 200, Los
Angeles, CA 90035. We currently have over 100 full time employees. Our regular office hours
are Monday through Friday 8:30 am until 5:00 pm. All properties managed are staffed for
emergencies 24 hours per day, 7 days per week. There are no bankruptcy proceedings, pending
litigation, planned office closures or impending mergers that would affect our ability to perform
contractually. We follow all required COVID-19 protocols and procedures.
Our organization has long been considered an industry leader in providing both quality and cost
effective affordable housing. Our current portfolio consists of over 3,000 multi -family
residential units with diverse needs and operating specifications. They include conventionally
financed market rate management, HUD government subsidized, Low Income Housing Tax
Credit operations as well as senior citizen and special needs style property management. Our
clients consist of banking institutions, privately held partnerships, syndications, private
ownership, non-profit organizations, municipalities and Levine syndicated real estate
developments.
LMG offers its clients a true savings with purchases made for their properties. Because of our
strong purchasing power, we can negotiate services and supplies at wholesale prices and pass the
cost savings on to our many clients. Our purchasing department consistently finds high quality,
low cost contractors and vendors to create a distinct vendor pool that can be counted on for
quality, reliability and competitive bidding. With this approach, we offer our clients central
purchasing power which means our savings are directly passed onto your bottom line.
Clients of LMG profit from a great number of unique benefits that other organizations do not
supply. Our many sources of competitive advantage include:
• Immediate availability of an organization with a pool of talent.
• Experienced corporate staff.
• Assurance of continuity in case of unexpected employee turnover.
• Professional accounting statements customized to fit the clients needs.
• Clearing house for innovations and changing market trends.
• Partners with our own construction company affiliate.
• Technical advice on codes.
• Back-up personnel, 24 hour emergency response and accessibility.
• Accelerated rent -up period.
• Continual review of operations, controls, expenses, and market analysis.
• Providing system of checks and balances.
• Translation of budgets into daily realities by careful surveillance.
• Integrity of a reputable firm.
6
Qualified Staff - LMG is well aware that each property is unique and requires specific
management knowledge and expertise. Each member of our staff is continually upgrading
his/her qualifications and experience with continuing education and hands on experiences. Our
corporate staff is continually cross training which assures continuity in the event of unexpected
employee turnover. On-site staff are members of Real Estate and Property Management
organizations such as Affordable Housing Management Association (AHMA), Department of
Real Estate (DRE), Southern California Association of Non Profit Housing (SCANPH), Building
Owners Management Association (BOMA) and the Apartment Association of Southern
California.
Our onsite staff is trained with curb appeal and preventive maintenance in mind. Preventive
Maintenance Schedules are posted on each individual site and are checked frequently by the
corporate staff to ensure appropriate compliance. Our staff is experienced in energy and water
efficiency and controls. As such, LMG, Inc. separately monitors water use and institutes
preventive measures such as pressure testing of water and sewer lines, toilet restrictors, and
energy efficient hot water heaters. We also monitor exterior lighting and ensure that low energy
light bulbs and florescent fixtures are utilized.
A Community Focus - LMG has professionally managed in excess of 5,000 units apartment
units over the last 40 years. Our portfolio is extremely diverse, but we have always maintained a
focus on low income affordable housing properties including both multi -family and senior
citizen. Through our many years of housing families, we have learned that our senior residents
need to feel cared for and need to feel that their apartment community is truly their home. Here
is where LMG, Inc. is truly well qualified and able to provide superior experience.
LMG knows that in addition to affordability, senior residents value safety, security and
stimulating social activities. Our first step in achieving this goal is in the selection of our on-site
staff. We look for experienced, multi-lingual, professional resident managers who are
enthusiastic about managing senior housing and who enjoy the many challenges in working and
living with such a diverse group of people.
Since safety and security are so vital, we place a strong emphasis on achieving these goals. We
check to make sure that lighting is adequate both outside and inside the buildings. Telephone
entry systems are installed and residents are educated that safety is their primary concern. They
are instructed not to let anyone on to the property unless they know who it is and they should
never open the door for a stranger. We also keep landscaping and shrubbery pruned so that
strangers cannot lurk in the bushes.
With our many years of experience, our extensive and varied background in all types of housing,
our flexibility, and our enthusiasm for property management, LMG is poised to provide quality
housing management to our clients. We proudly provide experience combined with a personal
touch that only a multigenerational, family-owned and operated business can offer.
7
Key Personnel
Jeffrey S. Levine, President — Levine Management Group, Inc., is a recognized specialist in the
real estate development, construction and property management fields. Jeff joined Ronald
Levine Construction and Investment Corp. in 1978 and served as its President starting in 1992
until the founding of Levine Management Group, Inc. in 1997 where he also serves as its
President. Jeff is a licensed General Contractor and Real Estate Broker in the State of California.
He has been a member of many noteworthy organizations including the California
Redevelopment Association, Southern California Association of Non -Profit Housing, Urban
Land Institute, Affordable Housing Management Association and the Young President's
Organization. Jeff has been involved in numerous aspects of the company which include project
management, site acquisition and procurement, financial analysis, selection and supervision of
architects and consultants, purchasing supervision, oversight of permit processing and expediting,
government regulation compliance and monitoring of construction projects.
Mark Nishinaka, Director of Property Management, has been involved in the property
management industry since February 1988 when he worked at G & K Management Co., Inc.
based in Culver City, California. At the time, G & K Management Co., Inc. held the largest
HUD Project Based Section 8 contract in the nation. There, he held the positions of
Administrative Assistant, Purchasing Agent and Associate Director of Purchasing. In June 1994
Mark joined Ronald Levine Construction and Investment Corp. and has since held several
positions including Property Management Administrator, Operations Manager, Director of
Purchasing, Director of Operations. He currently serves as the Director of Property Management
for Levine Management Group, Inc., a position he has held since 2003. Mark is responsible for
coordinating the operations of the Property Management Division. He oversees the day-to-day
operations of the company and serves as the link between the Property Management Department
and the Accounting Department, Compliance Department, Owners, contracted vendors and
outside governing agencies. Mark also works directly with property managers, maintenance staff,
property supervisors and is also responsible for training and development.
Jim Rose, Chief Financial Officer has been with Levine Management Group, Inc. since 2014.
Jim is a seasoned finance and management professional with 25 years of experience in the real
estate, property management, and construction industries. Strengths include development and
optimization of internal controls, financial reporting, automated financial systems, finance
systems technology, and staff and process management. Jim is responsible for all financial
operations, office management, human resources and IT. All financial forecasting and reporting,
cash flow management, budget projections and variance analysis, etc. Jim's previous jobs
includes being the Controller of David N Schultz in Glendale, California from 2009 to 2013 all
financial operations of fee management for 150 buildings. Cash flow management, budget
projections and variance analysis, CAM reconciliation and managed A/P and A/R. From 2007 to
2009 Jim was the Assistant Controller for Americal Management in Glendale California where
he was responsible for creating all financial reports, budgets, cash flow management and
projections, job cost reconciliation, and analysis for commercial building and land development
projects
8
Michele Kuraner, Director of Occupancy and Compliance first joined Levine Management
Group, Inc. in 1998 to 2004, and then rejoined LMG in 2011. Michele oversees all government
regulatory requirements and ensures compliance of our Tax Credit and HUD portfolio in
Southern California as well as all of the other affordable programs of properties that LMG
manages. Michele leads LMG's Compliance Department that supports and trains the field staff
of those involved in Affordable Housing Programs, on-going property file audits and reviews to
ensure all tenant files are in compliance with Federal, State and City rules and regulations. In
between her employment with LMG, Michele was with the John Stewart Company from 2004 to
2011 where she was the Director of Occupancy and Compliance and a Regional Supervisor.
Michele was responsible for all Affordable Housing/Low Income Compliance monitoring in the
Southern California region, including Tax Credit, HUD, Bond, LAHD, Home, CBCGD, Major
Project, and Land Use programs. She also oversaw the daily operations of portfolios in the Los
Angeles, Orange County, San Bernardino, Riverside and San Diego areas. From 1996 to 1998
Michele was a Certified Occupancy Specialist for Retirement Housing Foundation.
Juanita Owens, Property Supervisor began with Levine Management Group, Inc. in 2006.
Juanita is an experienced residential property manager who holds certifications in Property
Management (PM), Community Property Management (CPM) and as a Certified Occupancy
Specialist (COS). As a Property Supervisor, Juanita is responsible for a portfolio of properties
and oversees the Administrators/Resident Managers and maintenance staff of those properties.
Juanita is also responsible for interacting with residents, vendors, owners and government
agencies. Juanita's expertise in all facets of affordable housing makes her an exceptional
property supervisor. Prior to LMG, Juanita was a Property Supervisor for Hunt Enterprises from
2004 to 2006, an Area Community Manager for AIMCO from 2003 to 2004 and before that a
Property Supervisor for G & K Management from 1996 to 2003. Juanita began her career in
property management as a Resident Manager for G & K Management from 1985 to 2003. This
has given Juanita the added value of working in property management at the site level.
9
LEVINE MANAGEMENT GROUP, INC.
Jeffrey ("Jeff") S. Levine, President
WHO WE ARE
LEVINE MANAGEMENT GROUP'S MISSION STATEMENT:
To provide the very best apartment management service to our clients.
➢ To be recognized for marketing savvy and quality customer service orientation.
➢ To exemplify the highest standards of honesty and integrity in all our dealings.
A To optimize operating results and maximize asset value for each of our clients.
➢ To establish a relationship with each of our clients as a trusted custodian of their valuable assets.
➢ To provide our expertise in the professional management of multi -family and senior apartment communities.
Established in 1963, the Levine Management Group, Inc. (formerly Ronald Levine Construction & Investment Corp.)
has managed in excess of 4,000 apartment units throughout Southern California. We are a full service real estate
management company, with specialization and focus on maximizing your return on investment, asset appreciation, and
being responsive to our residents. The firm oversees in excess of $375,000,000 of real estate. Levine Management
Group, Inc. manages apartment communities throughout Southern California for clientele including, developers, owners,
entrepreneurs, for -profits, not -for -profits and municipally owned community development corporations.
WHY WE ARE UNIQUE
➢ Privately owned and operated specializing in personalized service tailored to your needs.
➢ Provider of highly regarded comprehensive preventive maintenance programs; a general contractor and a
LEED AP specialist is involved with every property to assure that you are taking advantage of all utility
savings opportunities.
➢ Expertise in government regulations and fair -housing compliance issues optimizing legal protection.
➢ Experienced Property Supervisors with on-going staff training.
➢ 24-hour 7 -days per week on-call management and response team.
➢ Fully bonded and insured.
SERVICES WE PROVIDE
Asset and Property Management, Consulting, Rent Comparability Studies, Market Analysis, Fair Housing Compliance...
SOME OF OUR CLIENTS HAVE INCLUDED
Owners — Black Equities, ARKA Properties Group, Oschin Associates, ABODE Housing, City of Rosemead Housing
Development Corp., City of Oxnard, Hollywood Community Housing Corp., Chinatown Service Center, Little Tokyo
Service Center, Pacific Asian Consortium in Employment (PACE), Venice Community Housing Corp.,
Esperanza Community Housing Corp., Interdenominational Community Development Corp., Church of God in Christ,
Housing Authority for the City of Los Angeles, Housing Authority for the County of Los Angeles and others.
Investors - Edison Capital Corp., Related Capital Corp., Boston Capital Corp., California Equity Fund, National Equity
Fund, Paramount Companies, Simpson Housing Solutions, Enterprise Social Investment Corp., Hudson Capital and
others.
822 S. Robertson Boulevard, Los Angeles, California 90035-1613
Phone: (310) 358-3489 - Facsimile: (310) 358-3494
Website: www.levinegrouns.com
10
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ORGANIZATION CHART LEGEND
President: Responsible for the overall operation of the entire company. Oversees the corporate, property
management and construction divisions.
Director of Property Management: Oversees the day to day operations of the Property Management
Division. Also responsible for the purchasing of labor and materials of the property management division.
Associate Director of Property Management: Oversees the day to day operations of the Large Assets
Property Management Division.
Director of Occupancy & Compliance: Responsible for all occupancy, administrative and client issues as
well as special assignments as requested by the President.
Chief Financial Officer: Responsible for all accounting and financial management operations of all divisions.
Levine Construction Group, Inc.: Responsible for overseeing the construction job site superintendents and
day to day operation of the construction division. Also responsible for major job purchasing of labor and
materials of the construction division.
Ronald Levine Investment Corp.: Responsible for the overseeing development projects.
Property Supervisor: Responsible for a group of individual properties and oversees specific Administrators /
Resident Managers and maintenance staff.
Occupancy Supervisor: Responsible for a group of individual properties and assist the Director of Occupancy
in occupancy and compliance issues, building lease -ups and field audits.
Occupancy Specialist: Assists the Director of Occupancy and Supervisors in occupancy and compliance
issues, building lease -ups and field audits.
Controller: Assists the Chief Financial Officer in all accounting matters. Oversees the Accounting
Department.
Human Resource & Payroll: Oversees human resource matters and administers payroll.
Accounts Payable: Responsible for the processing and payment of all invoices and obligations for all
divisions.
Accounts Receivable: Responsible for the collection and processing of all incoming funds for all divisions.
Receptionist: Responsible for all incoming telephone calls, hospitality, etc.
Area Manager: Responsible for a group of individual properties within a Property Supervisor's portfolio and
oversees specific Administrators / Resident Managers and maintenance staff.
Level II & III Manager: Oversees the day to day operations for specific property in addition to assisting a
Property Supervisor with a territory in order to gain further training with the possibility of promotion within the
organization.
Administrator / Resident Manager: Oversees the day to day operations for specific properties.
Onsite Personnel: Staff that are involved in the day to day operations for specific properties such as
maintenance personnel, clerical staff, etc.
12
LMG Managed Properties Owned by Public Agencies
(10 Properties / 401 Units)
Los Angeles County Community Development Commission (6 Properties / 142 Units):
Altadena Vista Segundo Terrace
815 East Calaveras St. 2200 E. El Segundo Blvd.
Altadena, CA 91001 Compton, CA 90222
22 Units 25 Units
Cannon Apartments Villa Nueva
9215-21 Hooper Ave. 672 S. Ferris Ave.
Los Angeles, CA 90002 Los Angeles, CA 90022
35 Units 21 Units
Guadalupe Terrace Willowbrook Townhomes
895 N. Bonnie Beach PI 11718 Willowbrook Ave.
Los Angeles, CA 90063 Los Angeles, CA 90059
31 Units 8 Units
City of Oxnard (2 Properties / 136 Units):
Paseo Nuevo Terraza De Las Cortes
5655 Cypress Road 201 Carmelita Court
Oxnard, CA 93033 Oxnard, CA 93030
72 Units 64 Units
City of Rosemead (2 Properties / 123 Units):
Angelus Senior Housing Garvey Senior Housing
2417 Angelus Ave. 9118 Garvey Ave
Rosemead, CA 91770 Rosemead, CA 91770
51 Units 72 Units
13
LMG Managed Properties within 10 Miles of Zip Code 91770
(9 Properties / 457 Units)
Altadena Vista
815 East Calaveras St.
Altadena, CA 91001
22 Units
Angelus Senior Housing
2417 Angelus Ave.
Rosemead, CA 91770
51 Units
Garvey Senior Housing
9118 Garvey Ave
Rosemead, CA 91770
72 Units
Harmony Creek
15554 Gale Ave.
Hacienda Heights, CA 91745
75 Units
Jasmine Court
1301 Potrero Grande Dr.
San Gabriel, CA 91770
53 Units
Parke Los Robles
626 N. Los Robles Ave.
Pasadena, CA 91101
12 Units
Golden Age Village Villa Nueva
234 Rural Drive 672 S. Ferris Ave.
Monterey Park, CA 91755 Los Angeles, CA 90022
120 Units 21 Units
Guadalupe Terrace
895 N. Bonnie Beach PI
Los Angeles, CA 90062
31 Units
14
LMG Managed Properties for the Elderly
(12 Properties / 981 Units)
Altadena Vista
815 East Calaveras St.
Altadena, CA 91001
22 Units
Angelus Senior Housing
2417 Angelus Ave.
Rosemead, CA 91770
51 Units
Candlewood Park
4051 E. Candlewood St.
Lakewood, CA 90712
81 Units
Canyon Terrace
2400 San Dimas Canyon Rd
La Verne, CA 91750
141 Units
Garvey Senior Housing
9118 Garvey Ave
Rosemead, CA 91770
72 Units
Golden Age Village
234 Rural Drive
Monterey Park, CA 91755
120 Units
15
Golden Years Sr. Apartments
11330 Otsego St.
N. Hollywood, CA 91601
90 Units
Harmony Creek
15554 Gale Ave.
Hacienda Heights, CA 91745
75 Units
Jasmine Court
1301 Potrero Grande Dr.
San Gabriel, CA 91770
53 Units
One Venice Apartments
One North Venice Blvd.
Venice, CA 90291
50 Units
Ponderosa Village
2105 Ponderosa Dr.
Camarillo, CA 93010
91 Units
St. Timothy's Manor
St. Timothy's Tower
415-425 S. Oleander Ave
Compton, CA 90220
21 & 114 Units
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#7
PUBLIC AGENCY REFERENCE LIST
Levine Management Group Inc. currently provides property management services for the
following 3 public agencies:
Los Angeles County Development Authority
700 W. Main Street
Alhambra, CA 91801
(626) 262-4511
Carolina Romo, Disposition Specialist Housing Development & Preservation
carolina.romo@lacada.gov
City of Oxnard Housing Authority
435 S. "D" Street
Oxnard, CA 93030
(805) 385-7889
Rhonda Hodge, Housing Finance Officer
rhonda.hodge@oxnard.org
City of Rosemead
8838 E. Valley Blvd.
Rosemead, CA 91770
(626) 569-2261
Angelica Frausto-Lupo, Director of Community Development
afrausto-lupo@cityofrosemead.org
16
PENDING or PREVIOUS LITIGATION
There is currently no "pending" litigation in which the proposer is involved and there have
been no "judgments" against the proposer in the last five years. The proposer's response to
Proposal Content / Folmat #8 of RFP No. 2021-03 is "None".
17
#9
COSTS and BREAKDOWN of COSTS
Management Fee
The proposed Management Fees for Angelus Sr. Housing shall be $49/unit for 51 units
equaling $29,988 annually.
The proposed Management Fees for Garvey Sr. Housing shall be $49/unit for 72 units
equaling $42,336 annually.
On each anniversary date of the agreement, Agent shall be entitled to a cost -of -living
increase in its management fee based on the annual change in the "All Urban" Consumer
Price Index for the Los Angeles County area.
Included in the Management Fee for the Property:
Cost of labor for the day-to-day operations of LMG staff including Accounting, Occupancy
& Compliance (Includes recertification of residents where applicable), Properly Supervisor,
and all Corporate Staff.
Not Included in the Management Fee for the Property:
Direct labor costs for all field staff (as opposed to Corporate Stafi), Property operations —
direct costs, Job placement advertising for property employees, Continuing
education/training for onsite personnel, Leasing, marketing, advertising & turnover expenses,
Payroll taxes, Workers' compensation, Computer software licensing fee, Banking fees,
Auditor fees, Building fees, permits & fines, Legal fees, Insurance, Postage and delivery fees,
Forms, Copying, All other services not part of the day-to-day operations and not already
included.
On site personnel (Manager & Maintenance) labor costs are not included in the Management
Fee and these expenses will be covered by the property's operating account.
A full time (40 hours/week, Monday through Friday, regular business hours) Resident
Manager for these types of property will be paid between $15 to $25 per hour (based on
experience) with a rent-free unit. Costs associated with a full-time employee such as medical
benefits, Workers Comp, payroll taxes, etc. is approximately 25% of the annual wage.
LMG Maintenance personnel who work at Angelus Sr. and Garvey Sr. will be billed to the
property at their regular rate of pay and only for the time they spend at the property. LMG
maintenance personnel are paid between $15 and $25 per hour (based on experience and
expertise). Costs associated with a full-time employee such as medical benefits, Workers
Comp, payroll taxes, etc. is approximately 25% of the annual wage.
18
Attachment C
Professional Services Agreement with Levine
Management Group, Inc.
PROFESSIONAL SERVICES AGREEMENT
BY AND BETWEEN ROSEMEAD HOUSING DEVELOPMENT CORPORATION/CITY
OF ROSEMEAD AND LEVINE MANAGEMENT GROUP, INC.
PARTIES AND DATE.
This Agreement is made and entered into this this 8th day of June, 2021 ("Effective
Date") by and between the Rosemead Housing Development Corporation/City of
Rosemead, a municipal organization organized under the laws of the State of California
with its principal place of business at 8838 E. Valley Blvd., Rosemead, California 91770
("City") and Levine Management Group, Inc. with its principal place of business at 822 S.
Robertson Blvd., Suite 200, Los Angeles, CA 90035 ("Contractor"). City and Contractor
are sometimes individually referred to herein as "Party" and collectively as "Parties."
2. RECITALS.
2.1 Contractor.
Contractor desires to perform and assume responsibility for the provision of certain
professional services required by the City on the terms and conditions set forth in this
Agreement. Contractor represents that it is experienced in providing property
management services and is experienced and holds the duly required licenses and
certifications to perform the said services.
2.2 Project.
City desires to engage Contractor as an independent contractor to provide property
management services to the Rosemead Housing Development Corporation ("Project").
3. TERMS.
3.1 Scope of Services and Term.
3.1.1 General Scope of Services. Contractor promises and agrees to
furnish to the City all labor, materials, tools, equipment, services, and incidental and
customary work necessary to fully and adequately supply the professional services
necessary for the Project ("Services"). The Services are more particularly described in
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Exhibit "A" attached hereto and incorporated herein by reference. All Services shall be
subject to, and performed in accordance with, this Agreement, the exhibits attached
hereto and incorporated herein by reference, and all applicable local, state and federal
laws, rules and regulations.
3.1.2 Term. The term of this Agreement shall be from July 1, 2021 to June
30, 2022 with the option for up to two (2) one-year extensions at the sole and absolute
discretion of the City, unless earlier terminated as provided herein. Contractor shall
complete the Services within the term of the Agreement, and shall meet any other
established shcedules and deadlines.
3.2 Responsibilities of Contractor.
3.2.1 Control and Payment of Subordinates; Independent Contractor. The
Services shall be performed by Contractor or under its supervision. Contractor will
determine the means, methods and details of performing the Services subject to the
requirements of this Agreement. City retains Contractor on an independent contractor
basis and not as an employee. Contractor retains the right to perform similar or different
services for others during the term of this Agreement. Any additional personnel
performing the Services under this Agreement on behalf of Contractor shall also not be
employees of City and shall at all times be under Contractor's exclusive direction and
control. Contractor shall pay all wages, salaries, and other amounts due such personnel
in connection with their performance of Services under this Agreement and as required
by law. Contractor shall be responsible for all reports and obligations respecting such
additional personnel, including, but not limited to: social security taxes, income tax
withholding, unemployment insurance, disability insurance, and workers' compensation
insurance.
3.2.2 Schedule of Services. Contractor shall perform the Services
expeditiously, within the term of this Agreement. Contractor represents that it has the
professional and technical personnel required to perform the Services in conformance
with such conditions. In order to facilitate Contractor's conformance with the Schedule,
City shall respond to Contractor's submittals in a timely manner. Upon request of City,
Contractor shall provide a more detailed schedule of anticipated performance to meet the
Schedule of Services.
3.2.3 Conformance to Applicable Requirements. All work prepared by
Contractor shall be subject to the approval of City.
3.2.4 Substitution of Key Personnel. Contractor has represented to City
that certain key personnel will perform and coordinate the Services under this Agreement.
Should one or more of such personnel become unavailable, Contractor may substitute
other personnel of at least equal competence upon written approval of City. In the event
that City and Contractor cannot agree as to the substitution of key personnel, City shall
be entitled to terminate this Agreement for cause. As discussed below, any personnel
who fail or refuse to perform the Services in a manner acceptable to the City, or who are
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determined by the City to be uncooperative, incompetent, a threat to the adequate or
timely completion of the Project or a threat to the safety of persons or property, shall be
promptly removed from the Project by the Contractor at the request of the City.
3.2.5 City's Representative. The City hereby designates the City
Manager, or his or her designee, to act as its representative for the performance of this
Agreement ("City's Representative"). City's Representative shall have the power to act
on behalf of the City for all purposes under this Agreement. Contractor shall not accept
direction or orders from any person other than the City's Representative or his or her
designee.
3.2.6 Contractor's Representative. Contractor will designate Jeffrey S.
Levine to act as its representative for the performance of this Agreement ("Contractor's
Representative"). Contractor's Representative shall have full authority to represent and
act on behalf of the Contractor for all purposes under this Agreement. The Contractor's
Representative shall supervise and direct the Services, using his/her best skill and
attention, and shall be responsible for all means, methods, techniques, sequences and
procedures and for the satisfactory coordination of all portions of the Services under this
Agreement.
3.2.7 Coordination of Services: Contractor agrees to work closely with City
staff in the performance of Services and shall be available to City's staff, Contractors and
other staff at all reasonable times.
3.2.8 Standard of Care; Performance of Employees: Contractor shall
perform all Services under this Agreement in a skillful and competent manner, consistent
with the standards generally recognized as being employed by professionals in the same
discipline in the State of California. Contractor represents and maintains that it is skilled
in the professional calling necessary to perform the Services. Contractor warrants that
all employees and subcontractors shall have sufficient skill and experience to perform the
Services assigned to them. Finally, Contractor represents that it, its employees and
subcontractors have all licenses, permits, qualifications and approvals of whatever nature
that are legally required to perform the Services, including a City Business License, and
that such licenses and approvals shall be maintained throughout the term of this
Agreement. As provided for in the indemnification provisions of this Agreement,
Contractor shall perform, at its own cost and expense and without reimbursement from
the City, any services necessary to correct errors or omissions which are caused by the
Contractor's failure to comply with the standard of care provided for herein. Any employee
of the Contractor or its sub -contractors who is determined by the City to be uncooperative,
incompetent, a threat to the adequate or timely completion of the Project, a threat to the
safety of persons or property, or any employee who fails or refuses to perform the
Services in a manner acceptable to the City, shall be promptly removed from the Project
by the Contractor and shall not be re-employed to perform any of the Services or to work
on the Project.
3.2.9 Laws and Regulations. Contractor shall keep itself fully informed of
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and in compliance with all local, state and federal laws, rules and regulations in any
manner affecting the performance of the Project or the Services, including all Cal/OSHA
requirements, and shall give all notices required by law. Contractor shall be liable for all
violations of such laws and regulations in connection with Services. If the Contractor
performs any work knowing it to be contrary to such laws, rules and regulations and
without giving written notice to the City, Contractor shall be solely responsible for all costs
arising therefrom. Contractor shall defend, indemnify and hold City, its officials, directors,
officers, employees and agents free and harmless, pursuant to the indemnification
provisions of this Agreement, from any claim or liability arising out of any failure or alleged
failure to comply with such laws, rules or regulations.
3.2.10 Insurance: Time for Compliance. Contractor shall maintain
prior to the beginning of and for the duration of this Agreement insurance coverage as
specified in Exhibit B attached to and part of this agreement.
3.2.11 Safety: Contractor shall execute and maintain its work so as
to avoid injury or damage to any person or property. In carrying out its Services, the
Contractor shall at all times be in compliance with all applicable local, state and federal
laws, rules and regulations, and shall exercise all necessary precautions for the safety of
employees appropriate to the nature of the work and the conditions under which the work
is to be performed. Safety precautions as applicable shall include, but shall not be limited
to: (A) adequate life protection and life saving equipment and procedures; (B) instructions
in accident prevention for all employees and subcontractors, such as safe walkways,
scaffolds, fall protection ladders, bridges, gang planks, confined space procedures,
trenching and shoring, equipment and other safety devices, equipment and wearing
apparel as are necessary or lawfully required to prevent accidents or injuries; and (C)
adequate facilities for the proper inspection and maintenance of all safety measures.
3.3 Fees and Payments.
3.3.1 Compensation. As compensation for all of Contractor's ongoing
property leasing, management, and related services under this Agreement, Agent shall
receive a monthly fee in an amount equal to $49.00 per unit each month of the Gross
Rents received in that month.
3.3.2 Payment of Compensation. Contractor shall receive a monthly fee
from the Gross Rents received in that month, to be paid out of the Operating Accounts.
Such fee shall be payable on the ten (10th) day of the month following the month in which
the services were rendered.
3.3.3 Reimbursement for Expenses: Contractor shall not be reimbursed
for any expenses unless authorized in writing by City.
3.3.4 Extra Work: At any time during the term of this Agreement, City may
request that Contractor perform Extra Work. As used herein, "Extra Work" means any
work which is determined by City to be necessary for the proper completion of the Project,
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but which the parties did not reasonably anticipate would be necessary at the execution
of this Agreement. Contractor shall not perform, nor be compensated for, Extra Work
without written authorization from City's Representative.
3.3.5 Prevailing Wages: Contractor is aware of the requirements of
California Labor Code Section 1720, et seq., and 1770, et seq., as well as California Code
of Regulations, Title 8, Section 1600, et seq., ("Prevailing Wage Laws"), which require the
payment of prevailing wage rates and the performance of other requirements on "public
works" and "maintenance" project, as defined by the Prevailing Wage Laws, and if the
total compensation is $1,000 or more, Contractor agrees to fully comply with such
Prevailing Wage Laws. City shall provide Contractor with a copy of the prevailing rates
of per diem wages in effect at the commencement of this Agreement. Contractor shall
make copies of the prevailing rates of per diem wages for each craft; classification or type
of worker needed to execute the Services available to interested parties upon request,
and shall post copies at the Contractor's principal place of business and at the project
site. Contractor shall defend, indemnify and hold the City, its elected officials, officers,
employees and agents free and harmless from any claim or liability arising out of any
failure or alleged failure to comply with the Prevailing Wage Laws.
3.4 Accounting Records.
3.4.1 Maintenance and Inspection: Contractor shall maintain complete
and accurate records with respect to all costs and expenses incurred under this
Agreement. All such records shall be clearly identifiable. Contractor shall allow a
representative of City during normal business hours to examine, audit, and make
transcripts or copies of such records and any other documents created pursuant to this
Agreement. Contractor shall allow inspection of all work, data, documents, proceedings,
and activities related to the Agreement for a period of three (3) years from the date of final
payment under this Agreement.
3.5 General Provisions
3.5.1 Termination of Agreement.
3.5.1.1 Grounds for Termination: City may, by written notice
to Contractor, terminate the whole or any part of this Agreement at any time and without
cause by giving written notice to Contractor of such termination, and specifying the
effective date thereof, at least seven (7) days before the effective date of such termination.
Upon termination, Contractor shall be compensated only for those services which have
been adequately rendered to City, and Contractor shall be entitled to no further
compensation. Contractor may not terminate this Agreement except for cause.
3.5.1.2 Effect of Termination: If this Agreement is terminated
as provided herein, City may require Contractor to provide all finished or unfinished
Documents/ Data and other information of any kind prepared by Contractor in connection
with the performance of Services under this Agreement. Contractor shall be required to
provide such document and other information within fifteen (15) days of the request.
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3.5.1.3 Additional Services: In the event this Agreement is
terminated in whole or in part as provided herein, City may procure, upon such terms and
in such manner as it may determine appropriate, services similar to those terminated.
3.5.2 Delivery of Notices. All notices permitted or required under this
Agreement shall be given to the respective parties at the following address, or at such
other address as the respective parties may provide in writing for this purpose:
CONTRACTOR:
Levine Management Group, Inc.
822 S. Robertson Blvd., Suite 200
Los Angeles, CA 90035-1613
Attn: Jeffrey S. Levine, President
CITY:
City of Rosemead
8838 E. Valley Boulevard
Rosemead, CA 91770
Attn: City Clerk's Office
Such notice shall be deemed made when personally delivered or when mailed,
forty-eight (48) hours after deposit in the U.S. Mail, first class postage prepaid and
addressed to the party at its applicable address. Actual notice shall be deemed adequate
notice on the date actual notice occurred, regardless of the method of service.
3.5.3 Ownership of Materials and Confidentiality.
3.5.3.1 Documents & Data; Licensing of Intellectual Property:
This Agreement creates a non-exclusive and perpetual license for City to copy, use,
modify, reuse, or sublicense any and all copyrights, designs, and other intellectual
property embodied in plans, specifications, studies, drawings, estimates, and other
documents or works of authorship fixed in any tangible medium of expression, including
but not limited to, physical drawings or data magnetically or otherwise recorded on
computer diskettes, which are prepared or caused to be prepared by Contractor under
this Agreement ("Documents & Data"). Contractor shall require all subcontractors to
agree in writing that City is granted a non-exclusive and perpetual license for any
Documents & Data the subcontractor prepares under this Agreement. Contractor
represents and warrants that Contractor has the legal right to license any and all
Documents & Data. Contractor makes no such representation and warranty in regard to
Documents & Data which were prepared by design professionals other than Contractor
or provided to Contractor by the City. City shall not be limited in any way in its use of the
Documents and Data at any time, provided that any such use not within the purposes
intended by this Agreement shall be at City's sole risk.
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3.5.3.2 Confidentiality. All ideas, memoranda, specifications,
plans, procedures, drawings, descriptions, computer program data, input record data,
written information, and other Documents and Data either created by or provided to
Contractor in connection with the performance of this Agreement shall be held confidential
by Contractor. Such materials shall not, without the prior written consent of City, be used
by Contractor for any purposes other than the performance of the Services. Nor shall
such materials be disclosed to any person or entity not connected with the performance
of the Services or the Project. Nothing furnished to Contractor which is otherwise known
to Contractor or is generally known, or has become known, to the related industry shall
be deemed confidential. Contractor shall not use City's name or insignia, photographs of
the Project, or any publicity pertaining to the Services or the Project in any magazine,
trade paper, newspaper, television or radio production or other similar medium without
the prior written consent of City.
3.5.4 Cooperation; Further Acts: The Parties shall fully cooperate with one
another, and shall take any additional acts or sign any additional documents as may be
necessary, appropriate or convenient to attain the purposes of this Agreement.
3.5.5 Attorney's Fees: If either party commences an action against the
other party, either legal, administrative or otherwise, arising out of or in connection with
this Agreement, the prevailing party in such litigation shall be entitled to have and recover
from the losing party reasonable attorney's fees and all costs of such action.
3.5.6 Indemnification: To the fullest extent permitted by law, Contractor
shall defend, indemnify and hold the City, its officials, officers, employees, volunteers and
agents free and harmless from any and all claims, demands, causes of action, costs,
expenses, liability, loss, damage or injury, in law or equity, to property or persons,
including wrongful death, in any manner arising out of or incident to any alleged acts,
omissions or willful misconduct of Contractor, its officials, officers, employees, agents,
Contractors and contractors arising out of or in connection with the performance of the
Services, the Project or this Agreement, including without limitation the payment of all
consequential damages and attorneys fees and other related costs and expenses.
Contractor shall defend, at Contractor's own cost, expense and risk, any and all such
aforesaid suits, actions or other legal proceedings of every kind that may be brought or
instituted against City, its directors, officials, officers, employees, agents or volunteers.
Contractor shall pay and satisfy any judgment, award or decree that may be rendered
against City or its directors, officials, officers, employees, agents or volunteers, in any
such suit, action or other legal proceeding. Contractor shall reimburse City and its
directors, officials, officers, employees, agents and/or volunteers, for any and all legal
expenses and costs incurred by each of them in connection therewith or in enforcing the
indemnity herein provided. Contractor's obligation to indemnify shall not be restricted to
insurance proceeds, if any, received by the City, its directors, officials officers, employees,
agents or volunteers.
3.5.7 Entire Agreement: This Agreement contains the entire Agreement
of the parties with respect to the subject matter hereof, and supersedes all prior
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negotiations, understandings or agreements. This Agreement may only be modified by
a writing signed by both parties.
3.5.8 Governing Law: This Agreement shall be governed by the laws of
the State of California. Venue shall be in Los Angeles County.
3.5.9 Time of Essence: Time is of the essence for each and every
provision of this Agreement.
3.5.10 City's Right to Employ Other Contractors: City reserves right to
employ other Contractors in connection with this Project.
3.5.11 Successors and Assigns: This Agreement shall be binding on the
successors and assigns of the parties.
3.5.12 Assignment or Transfer: Contractor shall not assign, hypothecate,
or transfer, either directly or by operation of law, this Agreement or any interest herein
without the prior written consent of the City. Any attempt to do so shall be null and void,
and any assignees, hypothecates or transferees shall acquire no right or interest by
reason of such attempted assignment, hypothecation or transfer.
3.5.13 Construction; References; Captions: Since the Parties or their
agents have participated fully in the preparation of this Agreement, the language of this
Agreement shall be construed simply, according to its fair meaning, and not strictly for or
against any Party. Any term referencing time, days or period for performance shall be
deemed calendar days and not work days. All references to Contractor include all
personnel, employees, agents, and subcontractors of Contractor, except as otherwise
specified in this Agreement. All references to City include its elected officials, officers,
employees, agents, and volunteers except as otherwise specified in this Agreement. The
captions of the various articles and paragraphs are for convenience and ease of reference
only, and do not define, limit, augment, or describe the scope, content, or intent of this
Agreement.
3.5.14 Amendment; Modification: No supplement, modification, or
amendment of this Agreement shall be binding unless executed in writing and signed by
both Parties.
3.5.15 Waiver: No waiver of any default shall constitute a waiver of any
other default or breach, whether of the same or other covenant or condition. No waiver,
benefit, privilege, or service voluntarily given or performed by a Party shall give the other
Party any contractual rights by custom, estoppel, or otherwise.
3.5.16 No Third Party Beneficiaries: There are no intended third party
beneficiaries of any right or obligation assumed by the Parties.
3.5.17 Invalidity; Severability: If any portion of this Agreement is declared
invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the
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remaining provisions shall continue in full force and effect.
3.5.18 Prohibited Interests: Contractor maintains and warrants that it has
not employed nor retained any company or person, other than a bona fide employee
working solely for Contractor, to solicit or secure this Agreement. Further, Contractor
warrants that it has not paid nor has it agreed to pay any company or person, other than
a bona fide employee working solely for Contractor, any fee, commission, percentage,
brokerage fee, gift or other consideration contingent upon or resulting from the award or
making of this Agreement. Contractor further agrees to file, or shall cause its employees
or subContractors to file, a Statement of Economic Interest with the City's Filing Officer
as required under state law in the performance of the Services. For breach or violation
of this warranty, City shall have the right to rescind this Agreement without liability. For
the term of this Agreement, no member, officer or employee of City, during the term of his
or her service with City, shall have any direct interest in this Agreement, or obtain any
present or anticipated material benefit arising therefrom.
3.5.19 Equal Opportunity Employment: Contractor represents that it is an
equal opportunity employer and it shall not discriminate against any subcontractor,
employee or applicant for employment because of race, religion, color, national origin,
handicap, ancestry, sex or age. Such non-discrimination shall include, but not be limited
to, all activities related to initial employment, upgrading, demotion, transfer, recruitment
or recruitment advertising, layoff or termination. Contractor shall also comply with all
relevant provisions of City's Minority Business Enterprise program, Affirmative Action
Plan or other related programs or guidelines currently in effect or hereinafter enacted.
3.5.20 Labor Certification: By its signature hereunder, Contractor certifies
that it is aware of the provisions of Section 3700 of the California Labor Code which
require every employer to be insured against liability for Worker's Compensation or to
undertake self-insurance in accordance with the provisions of that Code, and agrees to
comply with such provisions before commencing the performance of the Services.
3.5.21 Authority to Enter Agreement: Contractor has all requisite power and
authority to conduct its business and to execute, deliver, and perform the Agreement.
Each Party warrants that the individuals who have signed this Agreement have the legal
power, right, and authority to make this Agreement and bind each respective Party.
3.5.22 Counterparts: This Agreement may be signed in counterparts, each
of which shall constitute an original.
3.6 Subcontracting.
3.6.1 Prior Approval Required: Contractor shall not subcontract any
portion of the work required by this Agreement, except as expressly stated herein, without
prior written approval of City. Subcontracts, if any, shall contain a provision making them
subject to all provisions stipulated in this Agreement.
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[Signatures on next page]
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CITY OF ROSEMEAD
Gloria Molleda
City Manager
Attest:
Ericka Hernandez
City Clerk
Approved as to Form:
Rachel Richman
City Attorney
Date
Date
Date
LEVINE MANAGEMENT GROUP, INC.
By:
Jeffrey S. Levine Date
President
[If Corporation, TWO SIGNATURES, President
OR Vice President AND Secretary, AND.
CORPORATE SEAL OF CONTRACTOR
REQUIRED]
Name:
Title:
EXHIBIT A
SCOPE OF WORK
The Contractor shall provide property management services per the attached Scope of
Work.
A-1
EXHIBIT B
INSURANCE REQUIREMENTS
Prior to the beginning of and throughout the duration of the Work, Contractor will maintain
insurance in conformance with the requirements set forth below. Contractor will use
existing coverage to comply with these requirements. If that existing coverage does not
meet the requirements set forth here, Contractor agrees to amend, supplement or endorse
the existing coverage to do so. Contractor acknowledges that the insurance coverage
and policy limits set forth in this section constitute the minimum amount of coverage
required. Any insurance proceeds available to City in excess of the limits and coverage
required in this agreement and which is applicable to a given loss, will be available to
City.
Contractor shall provide the following types and amounts of insurance:
Commercial General Liability Insurance: Contractor shall maintain commercial general
liability insurance with coverage at least as broad as Insurance Services Office form CG
00 01, in an amount not less than $1,000,000 per occurrence, $2,000,000 general
aggregate, for bodily injury, personal injury, and property damage. The policy must
include contractual liability that has not been amended. Any endorsement restricting
standard ISO "insured contract" language will not be accepted.
Automobile liability insurance: Contractor shall maintain automobile insurance at least as
broad as Insurance Services Office form CA 00 01 covering bodily injury and property
damage for all activities of the Contractor arising out of or in connection with Work to be
performed under this Agreement, including coverage for any owned, hired, non -owned or
rented vehicles, in an amount not less than 1,000,000 combined single limit for each
accident.
Excess or Umbrella Liability Insurance (Over Primary) if used to meet limit requirements,
shall provide coverage at least as broad as specified for the underlying coverages. Any
such coverage provided under an umbrella liability policy shall include a drop down
provision providing primary coverage above a maximum $25,000 self-insured retention
for liability not covered by primary but covered by the umbrella. Coverage shall be
provided on a "pay on behalf' basis, with defense costs payable in addition to policy limits.
Policy shall contain a provision obligating insurer at the time insured's liability is
determined, not requiring actual payment by the insured first. There shall be no cross
liability exclusion precluding coverage for claims or suits by one insured against another.
Coverage shall be applicable to City for injury to employees of Contractor, subContractors
or others involved in the Work. The scope of coverage provided is subject to approval of
City following receipt of proof of insurance as required herein. Limits are subject to review
but in no event less than $1 Million per occurrence.
C-1
Professional liability (errors & omissions) insurance" Contractor shall maintain
professional liability insurance that covers the services to be performed in connection with
this agreement, in the minimum amount of $1,000,000 per claim and in the aggregate.
Any policy inception date, continuity date, or retroactive date must be before the effective
date of this agreement and Consultant agrees to maintain continuous coverage through
a period no less than three years after completion of the services required by this
agreement.
Crime Insurance: Contractor shall maintain commercial crime insurance which shall be
written on a "loss sustained form" or "discovery form" with limits of not less than
$1,000,000 per occurrence for Employee Dishonesty, Fraud, Depositor Forgery, Money
Orders & Counterfeit money, Fraudulent Fund Transfers, and Theft by Electronic Means.
Said policy shall also include coverage for Money & Securities — On and Off Premises —
including transportation by messenger, Fraudulent Instruction, Robbery and Burglary with
limits of not less than $1,000,000 per occurrence. The City, its officers, employees, and
agents shall be named as Loss Payees. If the policy is written on a "discovery form," it
must include an extended reporting period of not less than one (1) year.
Cyber Security & Privacy Liability Insurance: Contractor shall procure and maintain Cyber
Security and Privacy Liability insurance with limits of $1,000,000 per occurrence/loss,
$2,000,000 aggregate which shall include the following coverage:
a. Liability arising from the theft, dissemination and/or use of confidential or
personally identifiable information; including credit monitoring and regulatory fines arising
from such theft, dissemination or use of the confidential information.
b. Network security liability arising from the unauthorized use of, access to, or
tampering with computer systems, including hacker or denial of service attacks.
C. Liability arising from the failure of technology products (software) required under
the contract for Consultant to properly perform the services intended.
d. Electronic Media Liability arising from personal injury, plagiarism or
misappropriation of ideas, domain name infringement or improper deep -linking or framing,
and infringement or violation of intellectual property rights.
e. Liability arising from the failure to render professional services
If coverage is maintained on a claims -made basis, Contractor shall maintain such
coverage for an additional period of three (3) years following termination of the contract.
Insurance procured pursuant to these requirements shall be written by insurers that are
admitted carriers in the state of California and with an A.M. Bests rating of A- or better
and a minimum financial size Vll.
General conditions pertaining to provision of insurance coverage by Contractor.
Contractor and City agree to the following with respect to insurance provided by
Contractor:
1. Contractor agrees to have its insurer endorse the third party general liability
coverage required herein to include as additional insureds City, its officials,
C-2
employees and agents, using standard ISO endorsement No. CG 2010. Contractor
also agrees to require all contractors, and subcontractors to do likewise.
2. No liability insurance coverage provided to comply with this Agreement shall
prohibit Contractor, or Contractor's employees, or agents, from waiving the right of
subrogation prior to a loss. Contractor agrees to waive subrogation rights against
City regardless of the applicability of any insurance proceeds, and to require all
contractors and subcontractors to do likewise.
3. All insurance coverage and limits provided by Contractor and available or
applicable to this agreement are intended to apply to the full extent of the policies.
Nothing contained in this Agreement or any other agreement relating to the City or
its operations limits the application of such insurance coverage.
4. None of the coverages required herein will be in compliance with these
requirements if they include any limiting endorsement of any kind that has not been
first submitted to City and approved of in writing.
5. No liability policy shall contain any provision or definition that would serve to
eliminate so-called "third party action over" claims, including any exclusion for
bodily injury to an employee of the insured or of any contractor or subcontractor.
6. All coverage types and limits required are subject to approval, modification and
additional requirements by the City, as the need arises. Contractor shall not make
any reductions in scope of coverage (e.g. elimination of contractual liability or
reduction of discovery period) that may affect City's protection without City's prior
written consent.
7. Proof of compliance with these insurance requirements, consisting of certificates
of insurance evidencing all of the coverages required and an additional insured
endorsement to Contractor's general liability policy, shall be delivered to City at or
prior to the execution of this Agreement. In the event such proof of any insurance
is not delivered as required, or in the event such insurance is canceled at any time
and no replacement coverage is provided, City has the right, but not the duty, to
obtain any insurance it deems necessary to protect its interests under this or any
other agreement and to pay the premium. Any premium so paid by City shall be
charged to and promptly paid by Contractor or deducted from sums due
Contractor, at City option.
8. Certificate(s) are to reflect that the insurer will provide 30 days notice to City of any
cancellation of coverage. Contractor agrees to require its insurer to modify such
certificates to delete any exculpatory wording stating that failure of the insurer to
mail written notice of cancellation imposes no obligation, or that any party will
"endeavor" (as opposed to being required) to comply with the requirements of the
certificate.
9. It is acknowledged by the parties of this agreement that all insurance coverage
required to be provided by Contractor or any subcontractor, is intended to apply
C-3
first and on a primary, noncontributing basis in relation to any other insurance or
self insurance available to City.
10. Contractor agrees to ensure that subcontractors, and any other party involved with
the project who is brought onto or involved in the project by Contractor, provide the
same minimum insurance coverage required of Contractor. Contractor agrees to
monitor and review all such coverage and assumes all responsibility for ensuring
that such coverage is provided in conformity with the requirements of this section.
Contractor agrees that upon request, all agreements with subcontractors and
others engaged in the project will be submitted to City for review.
11. Contractor agrees not to self -insure or to use any self-insured retentions or
deductibles on any portion of the insurance required herein and further agrees that
it will not allow any contractor, subcontractor, Architect, Engineer or other entity or
person in any way involved in the performance of work on the project contemplated
by this agreement to self -insure its obligations to City. If Contractor's existing
coverage includes a deductible or self-insured retention, the deductible or self-
insured retention must be declared to the City. At that time the City shall review
options with the Contractor, which may include reduction or elimination of the
deductible or selfinsured retention, substitution of other coverage, or other
solutions.
12.The City reserves the right at any time during the term of the contract to change
the amounts and types of insurance required by giving the Contractor ninety (90)
days advance written notice of such change. If such change results in substantial
additional cost to the Contractor, the City will negotiate additional compensation
proportional to the increased benefit to City.
13. For purposes of applying insurance coverage only, this Agreement will be deemed
to have been executed immediately upon any party hereto taking any steps that
can be deemed to be in furtherance of or towards performance of this Agreement.
14. Contractor acknowledges and agrees that any actual or alleged failure on the part
of City to inform Contractor of non-compliance with any insurance requirement in
no way imposes any additional obligations on City nor does it waive any rights
hereunder in this or any other regard.
15. Contractor will renew the required coverage annually as long as City, or its
employees or agents face an exposure from operations of any type pursuant to
this agreement. This obligation applies whether or not the agreement is canceled
or terminated for any reason. Termination of this obligation is not effective until City
executes a written statement to that effect.
16. Contractor shall provide proof that policies of insurance required herein expiring
during the term of this Agreement have been renewed or replaced with other
policies providing at least the same coverage. Proof that such coverage has been
ordered shall be submitted prior to expiration. A coverage binder or letter from
Contractor's insurance agent to this effect is acceptable. A certificate of insurance
C-4
and/or additional insured endorsement as required in these specifications
applicable to the renewing or new coverage must be provided to City within five
days of the expiration of the coverages.
17. The provisions of any workers' compensation or similar act will not limit the
obligations of Contractor under this agreement. Contractor expressly agrees not
to use any statutory immunity defenses under such laws with respect to City, its
employees, officials and agents.
18. Requirements of specific coverage features or limits contained in this section are
not intended as limitations on coverage, limits or other requirements nor as a
waiver of any coverage normally provided by any given policy. Specific reference
to a given coverage feature is for purposes of clarification only as it pertains to a
given issue, and is not intended by any party or insured to be limiting or all-
inclusive.
19. These insurance requirements are intended to be separate and distinct from any
other provision in this agreement and are intended by the parties here to be
interpreted as such.
20. The requirements in this Section supersede all other sections and provisions of
this Agreement to the extent that any other section or provision conflicts with or
impairs the provisions of this Section.
21. Contractor agrees to be responsible for ensuring that no contract used by any party
involved in any way with the project reserves the right to charge City or Contractor
for the cost of additional insurance coverage required by this agreement. Any such
provisions are to be deleted with reference to City. It is not the intent of City to
reimburse any third party for the cost of complying with these requirements. There
shall be no recourse against City for payment of premiums or other amounts with
respect thereto.
Contractor agrees to provide immediate notice to City of any claim or loss against
Contractor arising out of the work performed under this agreement. City assumes no
obligation or liability by such notice, but has the right (but not the duty) to monitor the
handling of any such claim or claims if they are likely to involve City.
C-5
Exhibit A
Scope of Work
PROPERTY MANAGEMENT AGREEAIFNT SCOPE OF WORK
WTTNEc cErni.
In consideration of the terms, conditions, and covenants hereinafter set forth, Owner
(Rosemead Housing Development Corporation and City of Rosemead) and Agent (Levine
Management Group, Inc.) hereby mutually agree as follows:
1. Definitions.
a) "Agent" shall mean Levine Management Group, Inc.
b) "Building(s)" shall mean, collectively, the real property commonly known as
Angelus Senior Housing located at 2417 Angelus Street, Rosemead, CA
91770 and/or Garvey Senior Housing located at 9118 Garvey Avenue,
Rosemead, CA 91770 and all improvements, appurtenances, and equipment
located thereon, including all dwelling units.
C) "Fiscal Year" shall begin on the Pt day of July each year and end on the 30th
day of June each year.
d) "Gross Collections" shall mean all amounts actually collected by Levine
Management Group, Inc., as rents or other payments, but excluding (i) income
derived from interest or investments, (ii) discounts and dividends on
insurance, and (iii) security deposits.
e) "Gross Rents" shall mean revenues collected from Tenants plus any federal
assistance paid to Owner with respect to the Building.
f) "Lease" shall mean any Lease in which Owner has agreed to let and Tenant
has agreed to accept the dwelling unit of the Senior Housing Site identified in
the Lease in accordance with the terms of the Lease.
g) "MeAgages" shall mean, eelleetively, all mortgages from time to time-
eneumber-ing the Two Senior- Housing Sites and all pr-emissofy notes seei
h) "Operating Account" shall mean an account designated of record in an
account name identifying the site and approved by Owner in writing, at such
financial institution as Owner may specify from time to time in writing. Each
Senior Housing Site shall have its own account.
..
WTTNEc cErni.
In consideration of the terms, conditions, and covenants hereinafter set forth, Owner
(Rosemead Housing Development Corporation and City of Rosemead) and Agent (Levine
Management Group, Inc.) hereby mutually agree as follows:
1. Definitions.
a) "Agent" shall mean Levine Management Group, Inc.
b) "Building(s)" shall mean, collectively, the real property commonly known as
Angelus Senior Housing located at 2417 Angelus Street, Rosemead, CA
91770 and/or Garvey Senior Housing located at 9118 Garvey Avenue,
Rosemead, CA 91770 and all improvements, appurtenances, and equipment
located thereon, including all dwelling units.
C) "Fiscal Year" shall begin on the Pt day of July each year and end on the 30th
day of June each year.
d) "Gross Collections" shall mean all amounts actually collected by Levine
Management Group, Inc., as rents or other payments, but excluding (i) income
derived from interest or investments, (ii) discounts and dividends on
insurance, and (iii) security deposits.
e) "Gross Rents" shall mean revenues collected from Tenants plus any federal
assistance paid to Owner with respect to the Building.
f) "Lease" shall mean any Lease in which Owner has agreed to let and Tenant
has agreed to accept the dwelling unit of the Senior Housing Site identified in
the Lease in accordance with the terms of the Lease.
g) "MeAgages" shall mean, eelleetively, all mortgages from time to time-
eneumber-ing the Two Senior- Housing Sites and all pr-emissofy notes seei
h) "Operating Account" shall mean an account designated of record in an
account name identifying the site and approved by Owner in writing, at such
financial institution as Owner may specify from time to time in writing. Each
Senior Housing Site shall have its own account.
i) "Owner" shall mean Rosemead Housing Development Corporation (RHDC)
and City of Rosemead.
j) "Rent" shall mean that monthly amount which Tenant is obligated to pay
Owner pursuant to the terms of a Lease.
k) "Tenant" shall mean a person or family occupying a dwelling unit in one of
the two senior housing sites pursuant to a Lease.
1) "Senior Housing Site(s)" shall mean Angelus Senior Housing located at 2417
Angelus Street, Rosemead, CA 91770 and/or Garvey Senior Housing located
at 9118 Garvey Avenue, Rosemead, CA 91770.
2. Appointment and Acceptance. Owner appoints Agent as exclusive agent for the
management of the Owner's two Senior Housing Sites, and Agent accepts the
appointment, subject to the terms and conditions set forth in the Professional Services
Agreement and Scope of Work. Agent represents that it is experienced in professional
management of property of the character and occupancy of Buildings, and Agent agrees
to manage the two Senior Housing Sites in accordance with the highest professional
standards for such property. Agent shall act in a fiduciary capacity with respect to the
proper protection of and accounting for Owner's assets, in an independent manner with
all third parties (including affiliates of Agent) and in the best interests of the Owner at all
times.
3. Management Plan. A Management Plan for the Senior Housing Sites will be submitted to
Owner within 30 days of the executed Agreement. The Plan shall contain a
comprehensive and detailed description of the policies and procedures to be followed by
Agent in the management of the two Senior Housing Sites, including but not limited to
rent schedule, collection of delinquent rents and charges, resident selection, marketing,
etc.
4. Meeting with Owner. Agent agrees to cause a representative of Agent to confer with
Owner and to attend meetings with Owner at any reasonable time or times requested by
Owner.
5. Basic Information. Agent shall thoroughly familiarize itself with the character, location,
layout, plan and operation of the Senior Housing Sites, and especially the electrical,
heating, plumbing, and ventilating system, and all other mechanical equipment in the
Buildings.
6. Construction, Improvements, and Development. Should the need for construction or
major improvements arise, Agent shall facilitate the work of a general contractor in an
effort to minimize disturbance of the Tenants and promote timely completion of
rehabilitation or construction in the Buildings. Any disputes between the Agent and the
general contractor shall be immediately referred to Owner by Agent. Further, if
applicable, Agent shall do the following during construction:
2
a) Post notices around the construction area warning Tenants and others that area
is under construction and trespass may be hazardous;
b) Respond to Tenant complaints regarding the construction activity and notify
Owner thereof; and
c) Notify Owner of any dangerous condition that emanates from construction.
7. Marketing. Agent shall carry out the marketing activities to lease units prescribed in the
Management Plan or approved by Owner in writing. Advertising expenses incurred by
Agent on behalf of Owner shall be paid out of the Operating Accounts as expenses of the
Senior Housing Sites.
8. Resident Selection. Agent shall accept applications for tenancy on a form of tenant
application per Management Plan or approved by the Owner. Agent shall review all
applications for eligibility. Applications shall not be unreasonably withheld from the
Owner for review, if requested. Agent and Owner agree to cooperate in the
implementation of the resident selection and affirmative marketing provisions of the
Management Plan. In carrying out these provisions, Agent shall:
a) Lease units in compliance with the unit mix, if any.
b) Assure that occupancy shall be open to all, regardless of race, color, ancestry,
religion, national origin, sex, marital status, handicap, or other characteristics
designated by applicable law.
c) Assure that all advertising, including brochures and media advertising, shall
include a reference to "Equal Housing Opportunity". Owner may request to
review all advertising and promotional material prior to use of such material.
d) Provide publications, information brochures, and leases in English and, if
requested by Owner, in Spanish, Mandarin and Cantonese.
e) Provide preference to the residents of the City of Rosemead to the extent
permissible under Federal and State fair housing laws.
f) Have each resident execute a Lease Agreement.
9. Leasing. Agent shall offer for rent and shall rent the dwelling units in the Buildings, and
from time to time thereafter, in accordance with a rent schedule approved by Owner and
the leasing guidelines and form of lease referred to herein below. Incident thereto, the
following provisions shall apply:
a) Agent shall show dwelling units for rent in the Buildings to all prospective
Tenants.
3
b) Agent shall take and process applications for rentals, including prospective
Tenant interviews and credit checks. If an application is rejected, the applicant
shall be advised of the reason for rejection, in writing.
c) Agent shall comply with the special low-income housing requirements
concerning leasing and related matters as set forth by the governing housing
authority, Management Plan and/or Owner.
d) Agent shall be responsible for the certification and recertification of Tenants
covered by any Housing Assistance Payments Contract that may be applicable
to the Senior Housing Sites with respect to Federal Section 8 rent subsidies,
following procedures required by the U.S. Department of Housing and Urban
Development ("HUD"). After the first year of certification of Tenants, the
certification and recertification process shall be the sole responsibility of
Agent.
e) Agent shall, subject to prior written approval by Owner of any deviation from
Owner's approved rent schedule, Lease form, and leasing guidelines, execute
all Leases in the appropriate Building's name.
f) Agent shall negotiate any commercial leases and concession agreements
called for in the Management Plan or approved in writing by Owner and,
subject to prior written approval by Owner of all terms and conditions, shall
execute the same in its name, identified thereon as Agent for Owner.
g) Agent shall collect, deposit, and disburse security deposits, if required, in
accordance with the terms of each Lease. The amount of each security deposit
shall be as specified in the Management Plan or as approved by Owner in
writing. Security deposits shall be held by Agent intrust accounts, separate
from all other accounts and funds. Such accounts shall be in the name of
appropriate Senior Housing Site's name, and designated of record as "Security
Deposit Account." Interest on security deposits shall be paid according to law.
h) Agent shall maintain a current list of prospective Tenants and undertake all
arrangements necessary and incidental to the acceptance of rental applications
and the execution of Leases. Agent shall exercise its best efforts (including,
but not limited to, placement of advertising, interview of prospective Tenants,
assistance in completion of rental applications and execution of Leases,
processing of documents and credit, employment verifications, income and
explanation of the program and operations of Owner), to effect the leasing of
dwelling units, renewal of Leases.
i) Agent shall perform such other acts and deeds requested by Owner as are
reasonable, necessary, and proper in the discharge of Agent's rental duties
under this Agreement.
4
j) Agent shall prorate the first month's rent collected from a Tenant should the
Lease term commence on any other day than the first day of the month. If the
Lease term occurs after the twentieth (20th) day of the month, the prorated
amount, plus the next month's rent, shall be collected on or before the first day
of the Lease term.
k) Agent shall participate in the inspection of the dwelling unit identified in the
Lease together with the Tenant prior to move -in and upon move -out, and shall
record in writing any previous damage to the unit and any damage occurring
during the Tenant's occupancy.
1) Agent shall, unless otherwise agreed by Owner and Agent in writing, (i)
comply with the leasing guidelines and by this reference made a part hereof,
and (ii) use for each Lease the form of lease agreement and by this reference
made a part hereof, together with the form of Low -Income Lease Rider.
10. Collection of Rents, Etc. Agent shall collect when due, directly or through an on-site
manager, all rents, charges, and other amounts receivable on Owner's account in
connection with the management and operation of the two Senior Housing Sites. Such
receipts shall be held in Operating Accounts, separate from all other accounts and funds.
11. Enforcement of Leases. Agent shall make reasonable efforts to secure full compliance by
each Tenant with the terms of such Tenant's Lease. Voluntary compliance shall be
emphasized, and Agent shall counsel Tenants and make referrals to community agencies
in cases of financial hardship or other circumstances deemed appropriate by Agent, all to
the end that involuntary termination of tenancies shall be avoided to the maximum extent,
consistent with sound management of the Senior Housing Sites. Nevertheless, and subject
to any applicable procedures prescribed in the Management Plan, Agent may, and shall if
requested by Owner, lawfully terminate any tenancy when sufficient cause for such
termination occurs under the terms of the Tenant's Lease, including, but not limited to,
nonpayment of rent. For this purpose, Agent is authorized to consult with legal counsel to
be designated by Owner and bring actions for eviction and execute notices to vacate and
judicial pleadings incident to such actions; provided, however, that Agent shall keep
Owner informed of such actions and shall follow such instructions as Owner may
prescribe for the conduct of any such action. Reasonable attorneys' fees and other
necessary costs incurred in connection with such actions, as determined by Owner, shall
be paid out of the Operating Account. Agent shall properly assess and collect from each
Tenant or the security deposit the cost of repairing any damages to the dwelling unit
arising during the Tenant's occupancy.
12. Maintenance and Repairs. Agent shall cause the Senior Housing Sites to be maintained in
a decent, safe, and sanitary condition and in a rentable and tenantable state of repair, all
in accordance with the Management Plan and local codes, and Agent otherwise shall
maintain the Senior Housing Sites at all times in a condition acceptable to Owner,
including, but not limited to, performance of cleaning, painting, decorating, plumbing,
carpentry, grounds care, and such other maintenance and repair work as may be
necessary; the cost of such activities will be considered Building expenses. Agent shall
not be responsible for those specific features of Building conditions for which Owner
does not agree to pay for reasonable recommended repairs or maintenance. Incident
thereto, the following provisions shall apply:
a) Special attention shall be given to preventive maintenance, and to the greatest
extent feasible, the services of regular maintenance personnel shall be used.
b) Agent shall coordinate a walk-through of Buildings with Owner at least once
per year to determine future capital improvement projects or other major
improvements.
C) Subject to Owner's prior written approval, Agent shall contract with qualified
independent contractors for the maintenance and repair of major mechanical
systems, and for the performance of extraordinary repairs beyond the
capability of regular maintenance personnel. Agent shall obtain prior to
commencement of any work appropriate written evidence of such contractor's
liability and worker's compensation insurance.
d) Agent shall systematically and promptly receive and investigate all service
requests from Tenants, take such action thereon as may be justified, and keep
records of the same. Agent shall make all reasonable efforts to ensure that
emergency requests are received and serviced on a 24-hour basis. Complaints
of a serious nature shall be reported to Owner after investigation. Owner shall
have the right to receive copies of all service requests and the reports of action
taken thereon.
e) Agent shall use best efforts to take such action as may be necessary to comply
with any and all orders or requirements of federal, state, county, or municipal
authorities having jurisdiction over the Senior Housing Sites and orders of any
board of fire underwriters, insurance companies, and other similar bodies.
f) Subject to the provisions of paragraph 19 (Bids, Discounts, and Rebates)
hereof, Agent is authorized to purchase all materials, equipment, tools,
appliances, supplies, and services necessary for proper maintenance or repair
of the Senior Housing Sites.
g) Notwithstanding any of the foregoing provisions, the prior approval of Owner
shall be required for any contract, purchase, or expenditure within a Fiscal
Year exceeding $2,500.00 in any one instance or $15,000.00 in the aggregate,
for labor, materials, or otherwise, in connection with the maintenance and
repair of the Senior Housing Sites, except for emergency repairs involving
manifest danger to persons or property, or required to avoid suspension of any
necessary service to the Buildings. In the event of emergency repairs, Agent
shall notify Owner of the fact promptly, and in no event later than 72 hours
from the occurrence of the event.
11
h) Notwithstanding any of the foregoing provisions, Agent shall solicit at least
three (3) formal bids on all contracts, expenditures, or purchases in excess of
$2,500.00.
13. Utilities and Services. In accordance with any applicable provisions of the Management
Plan, Agent shall make arrangements for water, electricity, gas, sewage, and trash
disposal, vermin extermination, decorating, laundry facilities, and telephone service in
connection with the Buildings.
14. Personnel. The Senior Housing Sites shall be staffed at a minimum with a full time,
onsite manager. All on-site personnel shall be contracted service providers or employees
of Agent and shall be paid from the Operating Accounts as an expense of the Senior
Housing Sites. Agent shall have sufficient personnel physically present at or available to
the Senior Housing Sites for the full and efficient performance of its duties under this
Agreement, including physical presence of responsible persons at such times as
reasonably may be requested by Owner. In addition, the Agent shall have staff available
who are fluent in Spanish, Mandarin and Cantonese to handle tenant concerns and
questions.
15. Operating Account. Disbursements from the Operating Accounts shall be governed by
the following:
a) From the funds collected and held by Agent in the Operating Accounts
pursuant to paragraph 10 (Collection of Rents) hereof, and subject to Owner's
approved operating budget, Agent shall make the following disbursements
promptly when payable, in the following order of priority:
1) salaries and any other compensation due and payable to the
employees referred to in paragraph 14 (Personnel) hereof
including Agent's compensation, together with related payroll
taxes;
2) real estate *.,.res and , e
emiums (inel„ding
payments t ere f rel utilities,
ei#s and fire and other-
rrequir-ed ,,, nt
interest o the T\ i.,,-tga
hazard
ly
e
es
,ftiz ,t; r..., the
the Mortgages, fees,
„d '
of pr-ineipa4
of
establislu ei# and ,,, ntenanee
of all reserve funds-;
3) other payments due and payable by Owner as operating
expenses incurred pursuant to Owner's approved operating
budget and in accordance with this Agreement, and
4) distributions to or at the direction of Owner, including
distributions to Owner's partners in accordance with Owner's
partnership agreement.
7
b) In the event that the balance in the Operating Account is at any time
insufficient to pay disbursements due and payable under subparagraph 15 (a)
(Operating Account) hereof, Agent shall promptly inform Owner of the fact
and Owner shall make best efforts to remit funds to cover the deficiency. In
no event shall Agent be required to use its own funds to pay such
disbursements.
C) The Agent shall maintain an Operating Account for rent collection and
payment of the site's operating expenses for each Senior Housing Site. The
Agent shall maintain a separate resident security deposit account for each
Senior Housing Site. in addition, the nyffie,. shall also maipAain two separate
aeeourAs for- the operating reserves and r-eplaeemei# reserves-.
1) The following separate accounts shall be established:
A. General Operating Account - The Agent shall maintain
an operating account for rent collection and payment of
the project's operating expenses.
D. Security Deposit Account - To be funded by the
residents' security deposits.
d) The Owner may complete a full banking analysis and may determine that
Owner shall maintain control and serve as Signatory on all bank accounts
related to the Senior Housing Sites.
16. Operating Budget. Agent shall prepare a recommended annual operating budget for the
two Senior Housing Sites for each fiscal year during the term of this Agreement, and
shall submit the same to Owner at least sixty (60) days before the beginning of such fiscal
year. The annual operating budget shall include a schedule of recommended rents to be
charged for each dwelling unit, including recommended rent increases, if any, with
respect to Lease renewals and new Leases. In preparing each proposed annual operating
budget, Agent shall use its best efforts to take account of anticipated increases in real
estate tfflies,-utility charges, and other operating costs. To the extent feasible, Agent shall
support anticipated increases in real estate *„vos ars utility charges with written evidence
or documentation. Proposed annual operating budgets for the Senior Housing Sites shall
be subject to approval by Owner. Owner shall promptly inform Agent of any changes
incorporated in the approved operating budget, and Agent shall make reasonable efforts
to ensure that no expenditures in excess of the amounts set forth in such approved
operating budget, for each line item of operation expense itemized, without the prior
written approval of Owner, except as permitted pursuant to subparagraph 12 (f)
(Maintenance and Repairs) hereof for emergency repairs involving manifest danger to
persons or property, or required to avoid suspension of any services to the Buildings.
17. Records and Reports. In addition to any requirements specified in the Management Plan
or other provisions of this Agreement, Agent shall have the following responsibilities
with respect to records and reports:
a) Within thirty (30) days after execution of this Agreement, Agent shall
ascertain the general condition of the Buildings, including, but not limited to,
the taking of an inventory of all furniture, equipment, tools, and supplies, and
shall prepare a report on the physical and financial status of the Senior
Housing Sites. Report shall include recommended capital improvement
projects, improvements and other repairs to the Senior Housing Sites. Agent
shall provide Owner with a copy of the reports and inventories so prepared.
b) Agent shall establish and maintain a comprehensive system of records, books,
and accounts, including computerized systems, in accordance with the
Management Plan and in a manner satisfactory to Owner. All records, books,
and accounts shall be subject to examination at reasonable hours by any
authorized representative of Owner. Owner may audit said records, books,
and accounts at any time.
C) Agent shall prepare a monthly report, in accordance with any applicable
provisions of the Management Plan and in a form satisfactory to Owner,
containing and including at least the following: (i) a statement of income and
expenses and detailed accounts receivable and payable for the preceding
month, including an itemized list of all delinquent rents as of the fifteenth
(15th) day of the current month, as well as a report on action taken thereon by
Agent; (ii) a rent roll and cash receipts for the previous month; (iii) a
disbursements summary for the previous month; (iv) current bank statements
with reconciliation of the Operating and Security Deposit Accounts; (v) copies
of paid bills and invoices for the previous month; and (iv) a narrative of any
unusual actions taken or emergencies responded to, and a full report of any
accidents, claims, and potential claims, for the previous month. Agent shall
submit each such report to Owner on or before the fifteenth (15th) day of each
month, and shall concurrently mail a copy of the entire report to Owner's
Limited Partner.
D
d) Agent shall promptly furnish such additional information (including monthly
occupancy reports) as may be requested from time to time by Owner with
respect to the renting and financial, physical, or operational condition of the
Senior Housing Sites.
e) Agent shall prepare, execute, and file all forms, reports, and returns required
by law in connection with the employment of personnel, unemployment
insurance, workers' compensation insurance, disability benefits, Social
Security, and other similar insurance, and all other benefits or taxes now in
effect or hereafter imposed.
f) Agent shall establish Tenant files containing copies of leases, certification
forms, notices, and other documentation required by the governing housing
authority and/or Owner, if and to the extent applicable.
g) Except as may otherwise be expressly provided in this Agreement, all
bookkeeping, data processing services, and management overhead expenses
shall be borne by Agent out of its funds and shall not be treated as Senior
Housing Site's expenses.
h) If requested, Agent shall cause records to be audited annually by an
independent certified public accountant approved by Owner. Agent shall
submit the audit report to the Owner for review no later than 90 days after the
close of each Fiscal Year. The financial report shall contain a balance sheet as
of the end of the Fiscal Year prepared in accordance with generally accepted
accounting principles including an audited income and expense statement for
the Fiscal Year, a statement of cash flow for the Fiscal Year, and the
outstanding balances in the General Operating Accounts, and the Security
Deposit Accounts.
18. Fideli . Bond. As defined in the Professional Services Agreement and Insurance
Requirements.
19. Bids, Discounts, and Rebates. Agent shall solicit three (3) formal bids on all contracts or
purchases exceeding $2,500.00 for those items which can be obtained from more than
one source. Agent shall secure and credit to Owner all discounts, rebates, or
commissions obtainable with respect to purchase, service contracts, and all other
transactions on Owner's behalf.
20. Liability of Agent. Except as expressly provided to the contrary herein, the obligations
and duties of Agent under this Agreement shall be performed as agent of Owner, but
Agent, personally, shall be liable for its breaches of this Agreement; provided, however,
that the Agent shall not be responsible for incurring any expenditures in excess of
existing or reasonably projected available funds from the Senior Housing Sites or funds
supplied by Owner. All expenses incurred by Agent in accordance with its obligations
and duties under this Agreement and consistent with Owner's approved operating budget,
10
except those due to its breaches of this Agreement and those expressly specified as
Agent's expenses herein, shall be for the account of Owner and shall be paid by the
Owner.
21. Indemnification. As defined in the Professional Services Agreement.
22. Insurance. As defined in the Professional Services Agreement and Insurance
Requirements.
24. Aizent's Compensation. As compensation for all of Agent's ongoing property leasing,
management, and related services under this Agreement, Agent shall receive a monthly
fee in an amount equal to $49.00 per unit each month of the Gross Rents received in that
month, to be paid out of the Operating Account and treated as a Senior Housing Site
expense. Such fee shall be payable on the ten (10th) day of the month following the
month in which the services were rendered.
25. Compliance with Laws. In the performance of its obligations under the Agreement, Agent
shall comply with applicable local, state, and federal laws and regulations.
26. Term of Agreement. As defined in the Professional Services Agreement.
27. Notices. As defined in the Professional Services Agreement.
28. Amendment. As defined in the Professional Services Agreement.
29. Enforceability. As defined in the Professional Services Agreement section entitled,
"Invalidity, Severability."
30. Governing Law. As defined in the Professional Services Agreement.
31. Captions. As defined in the Professional Services Agreement section entitled,
"Construction; References; Captions."
32. Execution of Counterparts. As defined in the Professional Services Agreement.
33. Successors and Assigns. As defined in the Professional Services Agreement.
11
,,.
24. Aizent's Compensation. As compensation for all of Agent's ongoing property leasing,
management, and related services under this Agreement, Agent shall receive a monthly
fee in an amount equal to $49.00 per unit each month of the Gross Rents received in that
month, to be paid out of the Operating Account and treated as a Senior Housing Site
expense. Such fee shall be payable on the ten (10th) day of the month following the
month in which the services were rendered.
25. Compliance with Laws. In the performance of its obligations under the Agreement, Agent
shall comply with applicable local, state, and federal laws and regulations.
26. Term of Agreement. As defined in the Professional Services Agreement.
27. Notices. As defined in the Professional Services Agreement.
28. Amendment. As defined in the Professional Services Agreement.
29. Enforceability. As defined in the Professional Services Agreement section entitled,
"Invalidity, Severability."
30. Governing Law. As defined in the Professional Services Agreement.
31. Captions. As defined in the Professional Services Agreement section entitled,
"Construction; References; Captions."
32. Execution of Counterparts. As defined in the Professional Services Agreement.
33. Successors and Assigns. As defined in the Professional Services Agreement.
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34. Nondiscrimination. In the performance of its obligations under the Agreement, Agent
shall comply with the provisions of all federal, state or local laws prohibiting
discrimination in housing on the basis of race, color, creed, ancestry, religion, orientation,
AIDS, ARC, or physical handicap, including Title VI of the Civil Rights Act of 1964
(Public Law 88-352) and the regulations issued pursuant thereto (24 CFR Part I);
Executive Order 11063 and the regulations issued pursuant thereto (25 CFR 570.601);
Fair Housing Amendments Act of 1988 and the regulations issued pursuant thereto (24
CFR Part 14 et al) and Title VIII of the 1968 Civil Right Act (Public Law 90-384).
35. Inspection of Units. Agent shall inspect all units in the Buildings at least annually and
shall invite the Owner to join in the inspection. Advance notice shall be given to the
Tenants as provided in the Lease Agreement and subject to law.
36. Contracts with Third Parties. Agent shall not enter into any contract for products or
service that is for longer than a period of one year unless such contract is terminable
without any penalty or premium with 30 days notice.
37. Hazardous Material. Agent shall comply with all applicable laws or regulations related to
hazardous materials under the Agent's control in managing the Senior Housing Sites and
take all necessary steps including enforcement of Tenant leases, to ensure that the Senior
Housing Sites are in compliance with such laws or regulations.
38. Spending Limitations. The Agent shall have no right, without prior written consent of the
Owner, to contract or otherwise deal with related parties for services or goods except
Owner's prior written consent is not necessary if (i) compensation paid or promised for
the goods and services is reasonable (i.e., at fair market value), is paid only for goods and
services actually furnished to the Senior Housing Sites, and does not exceed a total of
Two Thousand Five Hundred Dollars ($2,500.00) in any one instance or Fifteen
Thousand Dollars ($15,000.00) in the aggregate for all such contracts in any one Fiscal
Year, (ii) the goods or services to be furnished are reasonable for and necessary to the
management of the Senior Housing Sites, and (iii) the fees, terms and conditions of the
transactions are at least as favorable to the Senior Housing Sites as would be obtainable
in an arm's length transaction.
39. Interpretive Provisions.
a) This Agreement is personal to the Agent, and the Agent shall have no right,
power, or authority to assign all or any portion of this Agreement or any
monies due or to become due hereunder, or to delegate any duties or
obligations arising hereunder, either voluntarily or involuntarily or by
operation of law, without the prior written consent of the Owner.
Notwithstanding any such assignment, however, Agent shall not be released
from liability under this Agreement. Subject to the foregoing, this Agreement
shall be binding upon and inure to the benefit of the Owner and Agent and
their respective legal representatives, successors, and assigns.
Notwithstanding anything to the contrary contained in this Agreement, Agent
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shall be subject to the terms of the Regulatory Agreements. Owner may assign
this Agreement to a limited partnership of which the Owner or an entity
controlled by the Owner is a general partner, and upon such assignment the
limited partnership shall become the Owner for purposes of this Agreement.
b) At its own expense, Agent shall qualify to do business and obtain and
maintain such licenses as may be required for the performance by the Agent
of its services under this Agreement.
C) This Professional Services Agreement and Scope of Work constitutes the
entire agreement between the Owner and the Agent with respect to the
management and operations of the two Senior Housing Sites and no change
will be valid unless made by supplemental written agreement executed by
both parties.
d) This Agreement may be signed by the parties hereto in counterparts with the
same effect as if the signatories to each counterpart signed a single instrument.
All counterparts (when taken together) shall constitute an original of this
Agreement. Agent acknowledges that certain contracts with affiliates may
require the approval of the Owner's limited partner and Agent shall not enter
into any such contracts without determining whether any such approval is
required as set forth in the Owner's Limited Partnership Agreement (and
obtained if required).
e) Notices required by this Agreement shall be delivered by messenger- to the
addresses noted in the 14 ,..n tion Sehedu4e paA aor- sent by U.S. e Post 1
Sez nee eeffified mail,, r-ctum r-eveipt re"ested,postage prepaid. These
mail,addresses may be ehanged by notiee given in the same mannen Notiees sh
be eff-eetive (i) on reeeipt if delivered by messenger-, or- (ii) three (3) days a
depesit in the United States if as defined in the
Professional Services Agreement.
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