7. Repairs and Improvements

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Dustin Cox
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1 Part One A Housing Guide Many different kinds of work take place in an apartment complex. Since various members and facilities gradually deteriorate through repeated use over years, to use a house safely and comfortably, repair of such members and facilities is indispensable. Improvement or refurbishment of the house is important in line with your mode of use or standard of living. During these repair, improvement or refurbishment, noise, vibration and air-born dust may occur. Please be preliminarily informed of the works. Some of such repair will be done at your expense, while the other will be done at UR's expense. (1) Repairs paid by you You will bear the costs for repair of Tatami mats and others as listed in the tables on Pages 25 to 26 (Note that the listed items on Pages 25 to 26 are taken from the UR standard model house for an example, and thus, these items differ between Apartment Complex or houses. For details, please refer to the "Notice of Repair Items," which you have agreed when you have signed the contract). You are required to use materials and do any construction works for repair or replacement in consistence with the standards and specifications as provided by UR. For details, contact the Administration Service Office or the nearest Residence Center or other management facilities. 523 (2) Repairs paid by UR For other repair works other than those done at your expense (repair works for leaking of rain, water leaks from bathrooms and cracks on the external walls), UR will identify causes of problems and repair such problems. On an as-needed or a regular basis, UR checks and inspects various members of common use spaces, including external walls, leak proof roofs, supply/drainage pipes, roads and play facilities, to grasp a development of degradation of houses and to repair the degradation depending on the development. We will repair any other degradation whenever we find during repair work, if necessary. In addition, when you request repair of the degradation in your apartment, UR will repair degradation inside your apartment except repair items at your expense as per your request after identify causes and development of the degradation. UR calls the repair as per individual request as "Keijo Shuzen (running repair)." If you need running repair, you shall report where to repair and the conditions of the degradation to the administrator, and submit the "Repair Request Form" at the Administration Service Office after you fill out required items. UR specifies criteria for an interval between repair works, and provide necessary repair in a systematic manner to prolong the life of the apartment building beside the running repair. UR calls such repair as the "Systematic Repair," of which main items are listed in the tables on Pages 27 and 28.

2 (3) Improvement of bathroom equipment (Life Up) 24 UR conducts improvement works of bathroom equipment as per the request of tenants to contribute to improving the standards for rental housing which UR began to manage mostly between 1965 and The improvement includes installation of a bath boiler with shower equipment or large bath tab (with shower equipment). LIFE-UP is not a part of the usual repairs conducted by UR. For this reason, there will be an increase in rent, as specified by UR. The increase will be applied from the month after the new bathroom equipment is installed. The amount of increase varies according to the equipment that was installed. For more information on how to apply for improvements, contact the Administration Service Office or Residence Center or other management facilities. Please note that certain types of housing are not eligible for improvements due to their building structure. (4) Renewal of Rental Housing and Quality Rental Housing for the Elderly These projects are carried out in rental housing that has been under UR's management since UR has been converting apartments into LDK-type units and removing steps in order to reduce barriers in the home, to create "Renewal Housing," and to improve facilities to meet a greater range of resident needs. Additionally, it has been receiving financial support from the government in order to provide improved housing at a reduced rent burden to residents, and so that it can carry out improvements to "Quality Rental Housing for the Elderly." * As to Quality Rental Housing for the Elderly, UR provides preferential services with the tenants of our rental housing. For details, see the leaflet to be provided during the application period. (5) Apartment Complex Environment Improvement UR has provided car parking lots, bicycle stands, pathways, parks and recreational areas for the convenience of residents. These facilities comprise the external environment of the apartment complexes, and UR needs to carry out periodic improvements to these in accordance with changes in living standards, lifestyles and living environments. These improvements are undertaken on a regular basis according to the apartment complex's requirements. (6) Shopping Areas and Facilities Aiming to improve the quality of life for everyone living in apartment complexes, UR provides shopping areas and arcades as part of its lifestyle improvement policy. (7) UR s Housing Complex Rejuvenation UR implements the maintenance work in accordance with the individual work plan set for each apartment complex. When necessary, UR may conduct rejuvenation or building consolidation. (8) Request for Residents Cooperation for Repairs When repair work is conducted by UR, there are times the staff may have to enter the house or go out to the balcony to complete the necessary repairs.

3 Part One A Housing Guide Maintenance and Replacement that are your Responsibility Item Classification Details Tatami facing Replacement or turning over Tatami mat, Edge cover Replacement Tatami Fixtures Exterior Fittings Key and Lock Sliding screen paper (shoji), sliding door paper (fusuma), closet Re-hanging or re-covering sliding-door Sliding-screen paper (tobusuma) (shoji) paper, sliding-door (fusama) paper, Sliding closet -screen sliding-door frame and (tobusuma) latticework, paper sliding-door edge and frame, windows on closet sliding-door or bathrooms Doors of bathroom, toilet, storage & other inner room partition (including (excluding door closers) movable partitions), sliding doors, hinged doors, folding doors and accordion curtain Handle of fixtures, other attached fittings and glasses Wooden of metal fittings, glass, rails and other attached (excluding putties) Steel or stainless steel of metal fittings, glass, other attached fittings (excluding rails, door rollers, door closes and putties) Aluminum of metal fittings, glass, door rollers and other attached, or repair of screen door (excluding rails) Key Replacement due to loss or damage Lock of cylinders and handle grip balls 525 Ceiling Wall Floor Bathtubs Heat radiator and air conditioner Coating Spraying Plastic Cloth Coating Plastic Cloth Tiling Paneling Stone pitching and tiling Carpet Wooden floor Synthetic Resin flooring Bath heater Items in the bathroom,including the shower set, but excluding outer casing, heat exchanger and exhaust gas flue partial re-painting partial spraying partial repair partial re-painting partial repair partial re-tiling partial re-tiling Hot water heater and hot Knobs, inspection windows, other fittings water heating Control box of knobs and switches Other Bath cover, drainage plugs (including chain), inner trays, insulations and packing Connections with the instantaneous water heater and bath heater, connection with the cover, grating, and the footboard Cover plates, blow off ports, suction grills, seal materials and operation covers, etc. Air filters Control Switches and remote controllers Hot water plugs and hoses Power codes and plugs Draining Board (Stainless steel) Re-fitting, and if it's badly stained, repair or replacement depending on the degree of damage Wall mounted shelves Fitting adjustment of door and repair or replacement of metal fitting, rails, shelves, glass doors, insect net, ventilation holes Shoe storage cupboard Fitting adjustment of door and repair or replacement of metal fitting, rails, shelves Dressing case (shelves) & toilet mirror Re-fitting, and repair or replacement of attached fiting of main unit Kitchen sink (including Stainless (top late, sink, etc.) gas stove stand and Kitchen sink, Cupboard under the bench Fitting adjustment of door and repair or replacement of metal fitting, shelves, preparation area) drainboard, insect net, ventilation holes Paper holder (toilet rolled paper device) Bolt for hanger, Make-up inserts, Towel hanger, handrail, Hangerpipe, Paper Holder, Hat stand or other attached fittings on inner wall curtain rail & runners Mailbox & milk stand of cover or metal fittings (excluding collective mailbox) Item Classification Details Fixtures & Others

4 26 Fixtures & Others Water supply & drainage facility Electoric facilities Ventilation fittings Gas fittings Apartment name plate (excluding whole structure) Container-Storage Fitting adjustment of door and repair or replacement of metal fittings, tray Ladder (excluding ladder for ceiling storage) Under floor housing storage of metal fittings, lid, tray, basket, or other attached fittings Storage Unit (Wardrobe, Storage shelf, Bed table, etc.) Fitting adjustment of doors and repair or replacement of metal fittings, shelves, mat or other attached fittings, etc. or (including movable furnitures) Blind Sunken Floor Cover Open veranda (Bench) Repair of hangnail, etc. on seat Bench Repair and replacement of seat or metal fittings Synthetic Resin drainboardlike flooring Table, Desk, Bed, etc., fittings Artificial grass Washbasin Ceramics Fixing of water leaks in visible drainage pipes, refitting, and repair or replacement of the rubber plug (including chain) Storage cabinet Fitting adjustment of door and repair or replacement of metal fittings, drawers Hand washbasin Fixing of water leaks in visible drainage pipes, refitting Toilet parts Toilet Fixing or repairing of water leaks in visible drainage pipes, refitting, and repair or replacement of the toilet sear, seat lid, and joints Flush valve Fixing or repairing of water leaks in visible drainage pipes, and repair or replacement of the handle, packing and other parts Low tank Fixing, repairing or refitting of water leaks in visible drainage pipes, and repair or replacement of water spouts, levers, and pakings Multifunctional toilet seat (Warm Water Fixing, repairing or refitting of water leaks in visible drainage pipes, and Flushing Toilet Seat) repair or replacement of toilet seat, operational switch, dehydrator filter, power code, plug Hot and cold water supply Water Mixing Valve Single faucet Hot water outlet Washbasin and low tank stop cock Wastewater trap (sink) Wastewater trap (bathroom & washing machine stand) Balcony waste water catch basin Light bulbs, florescent tubes, glow starters Plates Switches of Handle, Lever, Strainer, Packing, Shower head and Shower hose (Excluding carrying out socket and cartridge-type packing of single lever mixing valve) (Excluding carrying out socket) Repair and replacement of the plate, cap, knob, and other fittings lid, catch basin, lower basin and waste collector tray and bowl catch basin and bowl Replacement Replacement (Excluding repair or replacement of lighting fixtures) (including switch with signal light) (excluding switch with motion sensor, switch with lighting control or switch with timer) (excluding built-in sockets) of handset and curled cord Sockets Buzzers, door chimes (including push-button type) Intercom phones and housing information board (including telehpone function and with monitor) Earth terminals Electorical cooking main unit of operational knob & switch heater grill Cleaning or replacement of water container plate, gridiron and door (including handle & packing) Kitchen ventilation fan (propeller type) & pipe fan Range and other ventilation, extraction fan of switch, Light bulbs, filters, interior grilles, and fan blades Bathroom heating & main unit of filters, grilles and fan blades drier control box of knob & switch Gas valve Gas carane (excluding replacement of gas carane except with excess outflow check apparatus) Built-in piping of plate or knob Drop-in cooker main unit Cleaning and/or replacement of pot stand, burner cap, appliance tap handle, top plate, top plate packing, batteries, and other accessaries grill Cleaning and/or replacement of water tray, grill, grill door, and grill handle The above table is an example of the work carried out by the UR, but details may vary between apartment complex and apartment. For details, please refer to the Explanation of Repair Details which you confirmed when you signed your contract. You shall be held responsible for any damage or marking of objects not listed above that occurs as a result of your intent or negligence.

5 Part One A Housing Guide UR Scheduled Maintenance Common Areas Item for Repair Painting of the outer wall Roof thermal insulation and waterproofing Waterproofing of stairways Stair handrails Waterproofing of balcony floors Painting of metal stair handrails water pipes drains Common TV Facilities Upgrading of electric lines (support for 40 Amperes) light fixtures Repair of roads exterior gas piping Repair of sewerage treatment facilities Repair of water supply facilities Repair of the interior of the community room Upgrading of elevator facilities (earthquake resistance) Repair of elevator facilities housing complex notice board Collective Mailboxes with A4-size Ones Details of Repair In general, for buildings over 18 years old, repairing loose mortar, serious cracks in exterior walls and common areas (corridors, stairways, etc.), and painting the roof. In general, for buildings over 12 years old, re-waterproofing and insulating roofs where leakage is likely. In general, for buildings over 18 years old, re-waterproofing and painting those which have cracks and where leakage is likely. Installing safety stair handrails that meet the basic width as stipulated in the Building Standards Law. In general, for buildings over 18 years old, re-waterproofing and painting those which have cracks and where leakage is likely. In general, painting of steel handrails over 3 years old, and of exterior handrails with paint over 6 years old that are showing signs of rusting throughout the entire complex or building. pipes that display interior rusting (exterior pipes - over 18 years old, interior pipes - over 25 years old) throughout the entire complex or building. In general, for buildings over 18 years old, replacement of kitchen waste piping that is showing signs of leaking due to corrosion. We will replace antennas and amplifiers which have been in service for ten (10) years or longer and have suffered a decline in receiving capacity due to deteriorating functionality. Upgrading of electric lines in apartments to make it possible to increase the maximum volume of the electric utility contract to 40 amperes. Note that this upgrade will be implemented according to demand from residents in apartment buildings where all repairs for common-use items in the apartment have been completed. In general, for buildings over 10 years old, replacement of light fixtures in common areas (hallways, stairwells) that have degraded throughout the entire Complex or building. In general, for buildings over 20 years old, where there are serious cracks in the paving, repairs of roads, passages, and gutters will be conducted. In general, for buildings over 22 years old, replacement of exterior gas piping that due to corrosion, may leak gas. 1 Modification of facilities that do not meet the standards specified in the Water Pollution Control Law. 2 In areas that sludge disposal is not possible, the upgrading or enlarging of holding tanks. In line with the Building Standards Law, the upgrading of facilities that require significant repair to a standard where they will pass the six point inspection. Where a community room is damaged or showing heavy use, the repair and reapplication of interior paint work. Improvement of Elevator Facilities (Seismic Upgrade) We will carry out necessary seismic upgrade and install seismic control equipment. In general, for buildings over 20 years old, replacing or painting of trays and jambs, which have deteriorated due to corrosion. In general, for buildings over 20 years old replacement of notice boards that have deteriorated due to corrosion. We will replace collective mailboxes which are significantly damaged, broken or the like to A4-size ones. 527

6 28 Interior Items Type Upgrading of bathroom ventilation steel window fittings with aluminum ones Repair of plasterboard ceiling bathroom doors metal clothes drying fixtures Installation of washing machine drains door buzzers, etc., with intercom phones Upgrading of electrical outlets in western-style toilets Care of bath tubs Details In apartment blocks that request the installation of combination shower-bath units, such installation and mandatory air circulation facilities. In general, for buildings over 30 years old, replacement of steel window fittings that have deteriorated with aluminum fittings. In general, for buildings over 25 years old, repair of the plasterboard ceiling in the kitchen, and living room (one room) that adjoins the kitchen. In general, for buildings over 20 years old, replacement of steel doors that have deteriorated due to corrosion, with aluminum doors. In general, for buildings over 18 years old, replacement of overhead metal fixtures on the balcony that have deteriorated due to corrosion, with aluminum fixtures. Where possible, installation of direct or indirect washing machine drains in apartments that do not have such facilities. As a convenience for visitors, replacement of chimes or buzzers with intercom phones in apartments. Installation of electrical outlets in western-style toilets that do not have one. The responsibility for repair of the bath tub or bath heater rests with the resident, and repair of other parts lies with the UR. Antitheft Chain of the Front Door with Stronger Door Guard Equipment Installation of Fire Alarms Support for 40 amperes in housing unit (Upgrading of distribution board) We will replace the current antitheft door chain of the front door with stronger door guard equipment. We will install fire alarms to apartments, based on Fire Defense Law. We will upgrade the electrical capacity in housing units to 40 amperes upon request of the residents if their current electrical capacity is 30 amperes or below, provided that the housing units are in apartment complexes where upgrading of electric line in common areas to the capacity of 40 amperes is completed. At the same time, we will provide the kitchens of housing units with outlets for large-sized electrical appliances if such outlets have not been provided yet. Note that some apartment buildings will be excluded from the repair/improvement, because house conditions, members, etc., vary with the year when the apartment building was built or with the apartment complexes. The interval between repair works is determined by UR as a guide through our experiences in managing apartment complexes until today. Before we begins actual repair, we will check and determine portions to repair. Then, we will conduct repair works depending on urgency in consideration of the conditions of your apartment such as wear damage.

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Modern Exteriors Stylish Kitchens Designer Bathrooms Comtemporary Living Inclusions Brochure Fixtures & Finishes Schedule WELL APPOINTED Modern Exteriors Brick veneer Powder coated aluminium windows with