Contest Question #2

Don’t be afraid of taking care of your own maintenance/repairs. It assures your building/s are well cared for which isn’t always the case when USPS is responsible for maintenance.

I would encourage our fellow lessors to keep up their properties.
This helps us in several areas.
Without modern looking well kept up post offices across the U.S. the postal service risks appearing like an aging institution and will draw less traffic which will hurt us in the long run.
By keeping up your property you are providing an asset that you own and that helps the postal service. Whatever you spend you can sometimes recoup when your lease expires. Going beyond doing what is just necessary helps all of us in the long run. Fixing up your building even when the postal service is responsible and fails to come through can help us.

Develop a good working relationship with your postmaster. He/she will be more likely to notify you directly of maintainance issues

The Postal Service is routinely requesting repair of asbestos when in fact such repair IS NOT the responsibility of the lessor with the standard Maintenance Rider. In my case, for example, the exposed asbestos is due to frequent heavy equipment being rolled of the doorway and destroying the tiles. When the tiles are properly repaired there will be no asbestos exposure as was the case prior to damage. The inside office email which i received even suggests that such a repair request may be denied by the lessor. Owners should be alerted to this siutation.

Lessors with Maintenance Riders should take formal steps to document the failure, or POTENTIAL failure, of USPS to perform required maintenance. Use these steps:

1. Take photos of conditions requiring maintenance. Use a digital camera with automatic dating of photos. Add title to each photo if possible.
2. Compile a list of references to photos. Include a brief description of the item and the steps required to correct the problem. Also, if possible, add a statement describing the damage that can result from continued failure to perform each required/needed maintenance item.
3. Send the compiled list and photos to the person in charge of leasing for your area. This usually is the Leasing Team Leader for the Facilities Service Office for your region. Include a (polite) cover letter requesting action to remedy the maintenance deficiencies. You should send this by Certified mail with return receipt. (You may also be able to send photos and list via email.)

This protects your rights and becomes a formal record of your efforts to call attention to the required maintenance.

Watch on new leases, USPS is including a Utilities Service and Equipment rider in on leases with USPS Maintenance. The language contradicts the USPS Partial maintenance rider by implying that Lessors are responsible for everything other than monthly bills and light bulb replacement. We’ve included language under “Other Provisions” that stipulates that the lessor provides systems (A/C, Heat, Electrical, Etc.) in good working order on day one of the lease only and all subsequent maintenance is at the cost of the tenant.
Also, for those of us with multiple properties, make certain of the maintenance provisions when you receive a call from EMCOR. We’ve had 5 calls now calling for maintenance on items that are not our responsibility according to the lease and EMCOR tries to make us take care of them.

My position is very similar to that of many posted above, maintain your property. It is an asset that generates income. I equate it to a dividend paying stock, there is the value of the stock plus the dividend. In many cases, a failure to do repairs and maintenance, no matter who is legally liable, may result in higher expenses down the road for the same repair. Besides tax laws are favorable for making such repairs. If you merely see the value of the asset as a return on investment (income), then I suspect repairs are not a high priority. The entire asset should be viewed as an investment.

Anthony Patete