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We are thinking of posting this letter:
. . . .
Subject: Liquid bleach and the consequences
Dear Shareholders and Residents:
In the interest of transparency we find that we must be completely open about our findings and plans.
All have been enjoined from using liquid bleach on our premises. Yet despite warnings and admonitions, the use of liquid bleach is pervasive as evidenced by the numerous stains (white and black blotches) on many of our hallway carpets. Some areas are worse than others. Nevertheless, unsightly vistas greet residents and visitors in many hallways.
While we have many good and honorable residents, the few recidivists (along with their household aides) have created a slum-like appearance. And we all agree that no one wants are quality residence to decline in appearance or value.
For the better good of all, we are instituting the following practices immediately after the July 4th holiday weekend:
1. In the lobby, we will have a bleach-sniffing dog on-duty (24x7) to inspect all packages coming into the building. Where anyone is detected with bleach it will be removed and a letter of censure will be sent to the resident. This will continue until we are satisfied that the behavior of residents and aides has been modified so that no more liquid bleach is being brought into the building. Do note that this type of dog may give rise to false positives, e.g.: the chemicals in cat/kitty litter, , non-medicinal drug compounds, etc. For this we apologize in advance. And, while the dogs are friendly and children may approach, do note that upon detecting liquid bleach, the dogs are trained to howl incessantly and loudly until the liquid bleach is removed.
2. During the annual spring air-conditioning filter replacement, the bleach sniffing dog will inspect each apartment for liquid bleach. This will continue each year to ensure that liquid bleach is not being surreptitiously brought in the building.
Now that we have explained the rationale and the modus operandi, we are sure all residents are in concert with these actions. Thank you in advance.
That was my frustration emerging.
The "letter" was my frustration emerging....tongue in cheek....but some of us thought we might post it to rile the residents or rouse the residents to action – whichever is best.
. . . .
It is not the resident, per se, though the resident supplies the “liquid” bleach. Typically, it is the “careless and uncaring” household aide who causes the spill.
. . . . . .
But, we do have a “carpet dyer” that we call to effect repairs - restoring the colors. It isn’t 100%, more like 85% to 90%, but it certainly looks better and saves on wholesale removal and replacement. And, the dyed color survives repetitive carpet shampoo treatments with our power shampoo machine.
. . . .
Bonne chance!
Instead of doing, this I assume "Fake Letter" I would rather take action in a different way. For instance, I assume you have a laundry room; do you have security cameras in there if not why not? Get them installed if you do not, not only will it provide surveillance but it will also allow you to view who is in there. Have your porters do hourly inspections of each floor, have them sign off, and describe the condition of each floor. Usually there is an schedule/pattern when people or the help do laundry so get that noted. Also, get estimates for new carpets through out the building from 3-4 different vendors. Send out a FYI letter to the residents stating that their maintenance will go up or an assessment will be put into place to pay for the new carpet. That will show the residents that the board is serious about the appearance of the building. Also keep in mind that the bleached carpet is probably coming from a resident who fills up a cup with bleach enough for the laundry and some spills over, that’s how it has happened in my past buildings.
I would focus more on educating my tenants rather than "ban the bleach". It is not the bleach rather more so the careless individuls. Like the previous RM response, you have to educate your shareholders/domestic help and also make sure your staff are extra vigilant and support them when they report "an offender". I had pretty much the same situation in the property I manage and being pro active helped. Did you ever look into installing a cabinet in your laundry room where bleach would be available for use so there would be "no transportation" of the product from apartments. Just a taught.
ARM
It may not even be the tenants who spill the bleach, most tenants have house-keepers who do their laundry. The house-keepers really don't give a damn about the buildings carpeting. I agree that the bleach shouldn't be transported and like the idea of having bleach stored in the laundry room.
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