2016 Property Services Handbook

PROPERTY SERVICES HANDBOOK 2016

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TABLE OF CONTENTS Building Codes & Permits.......................................................... 6

Disaster Planning........................................................................ 8 Flood Prevention...................................................................... 10 Mold Remediation.................................................................... 12 Insurance Needs....................................................................... 13

Residential Landlord & Tenant Act......................................... 13 Tips on Recycling...................................................................... 14 Tips on Saving Energy............................................................. 16 Before You Dig...........................................................................17

Asbestos.................................................................................... 18 Addresses & Safety.................................................................. 19 Licensing Requirements.......................................................... 19 Product & Service Resources..................................................20 Sponsored by

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Your guide for taking care of property

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hether you’re a property manager, homeowner or tenant, you realize that taking care of buildings is a tough job. Day-to-day maintenance commands attention. At the most unexpected moments, emergencies can happen.

And, as we have learned over the past year, weather events can cause the most difficult problems of all.

The Columbia Regional Business Report is here with some help: our Property Services Handbook, with resources at your fingertips.

In this handbook, you’ll find service and product providers, listed by category. These businesses are ready to help you with your property

maintenance and repair needs.

This year, we have added new information on preventing and dealing with damage from flooding. We also have a new section on recycling. Other helpful reference materials discuss building codes and permits, insurance needs and licensing requirements.

Listed is contact information for county and municipal offices in Richland and Lexington counties.

This handbook is being sent to subscribers of the Columbia Regional Business Report, and additional copies are being distributed to commercial and residential property managers in the Midlands.

We hope you will find it useful.

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BUILDING CODES & PERMITS Building Codes

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Depending on the jurisdiction and the scope of the work, planning or zoning approval may need to be obtained before securing the permit. Both Richland County and Lexington County, as well as the city of Columbia, have helpful information online that explains the steps in the process of obtaining a permit.

International editions of the codes are valid when used with the South Carolina modifications, according to the state council.

Before beginning this process, the property owner or manager should make certain what jurisdiction a property is located in. Richland and Lexington county websites have mapping services that can help determine whether the property is in a municipality or an unincorporated area. When the jurisdiction is determined, that is the place to go to obtain the permit.

ew building codes, based on the 2015 International Codes, took effect in South Carolina on July 1, 2016. The S.C. Building Codes Council said that the new S.C. codes, including amendments adopted by the state, are available through the International Codes Council.

These are the new codes in effect: ӹӹ 2015 S.C. Building Code ӹӹ 2015 S.C. Residential Code ӹӹ 2015 S.C. Fire Code ӹӹ 2015 S.C. Existing Building Code ӹӹ 2015 S.C. Plumbing Code ӹӹ 2015 S.C. Mechanical Guide ӹӹ 2015 S.C. Fuel Gas Code For a list of the S.C. modifications or other information about building codes: http://www.llronline.com/ POL/BCC/ For the International Codes Council: www.iccsafe.org

Building permits

A permit is needed whenever renovation or alterations are made to a structure or its systems. The only exceptions are for cosmetic work, such as carpeting or painting, or for replacement of an item such as a hot water heater.

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If the project is sizable, a contractor should be hired. In that case, the contractor can secure the permit for the work. Only licensed contractors should be used; to verify that a contractor is licensed and bonded, contact the S.C. Department of Labor, Licensing and Regulation.

In some jurisdictions, the applicant can apply for the permit online.

Most of the forms are on the county or city websites.

Here is some helpful information about building permit offices: Richland County Development Services 2020 Hampton St., 1st floor Columbia, SC 29201

BUILDING CODES & PERMITS 803-576-2140 rcgov.us/DevServ Lexington County Community Development/Building Inspections and Safety Division 212 South Lake Drive, 4th floor Lexington, SC 29072 803-785-8130 www.lex-co.sc.gov ำนำน Go to Departments tab, A-H, and click on Community Development/Building Inspections and Safety Division City of Columbia Planning and Development Services 1136 Washington St. Columbia, SC 29201 Residential: 803-545-3420 Commercial: 803-545-3483 www.columbiasc.net ำนำน Go to Business tab, and click on Zoning, Permits & Construction Town of Lexington Planning, Building and Technology

111 Maiden Lane Lexington SC 29072 803-358-1552 www.lexsc.com/pbt_index.htm City of West Columbia Building Permits 200 N. 12th St. West Columbia, SC 29169 803-791-1880 ext. 286 westcolumbiasc.gov/buildingpermits/ City of Cayce Planning and Development 1800 12th St. Cayce, SC 29033 803-796-9020 ext. 3059 www.cityofcayce-sc.gov/permits. asp Town of Irmo Zoning 7300 Woodrow St. Irmo, SC 29063 803-781-7050 www.townofirmosc.com/Services/ Zoning.aspx

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DISASTER PLANNING

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o part of the United States is immune to disaster, whether natural or man-made. After a disaster, 40% of businesses never reopen and 25% of those who do fail within a year, according to the Federal Emergency Management Agency. For a property manager, planning for response to disaster is critical.

Fortunately, there is help available for preparing for disaster survival.

One helpful tool is the Insurance Institute for Business and Home Safety’s Open for Business toolkit. It is available online in a new OFBEZ version, which walks a business through the steps of pinpointing risks, identifying critical operations and developing a business continuity plan.

It is a good idea to be acquainted with community and outside agencies that can help protect your property and help you return to normal operations. Maintain communication with community leaders, public safety, government agencies, utility companies and others.

In South Carolina, the state’s Emergency Management Division, a division of the Adjutant General’s Office, coordinates response in case of disaster. On its website, SCEMD offers guides to help prepare for hurricanes, earthquakes and other disasters.

The U.S. Small Business

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Administration also offers extensive online guides to help businesses with disaster planning.

Here are some links to helpful resources: ӹӹ Insurance Institute for Business and Home Safety — Free business continuity toolkits, disaster preparedness and property protection guidelines, post-disaster recommendations on repairing and rebuilding to make buildings stronger and safer. www.disastersafety.org ӹӹ Ready.gov — Website launched by the U.S. Department of Homeland Security and the Federal Emergency Management Agency provides extensive information on preparing for disaster, such as how to put together an emergency kit; also offers a kit for business continuity planning. www.ready.gov ӹӹ South Carolina Emergency Management Division — State agency that coordinates planning for response to disaster and leads the state’s response in emergency situations; offers guides to planning for various disasters. www.scemd.org ӹӹ U.S. Small Business Administration — Offers guides for emergency preparedness; provides loans,

DISASTER PLANNING loan guarantees, counseling and other forms of assistance to small businesses after a disaster. www.sba.gov ӹӹ State of South Carolina — State website offers detailed information and links to assistance in emergencies and disasters. www.sc.gov: click on the Health & Safety page, then Emergencies & Disasters ӹӹ American Red Cross — Offers a number of preparedness training programs and resources for workplaces, families and individuals. www.redcross.org

Helpful Websites for Property Managers ӹӹ International Building Codes: codes.iccsafe.org/I-Codes.html ӹӹ ӹӹ International Codes Council: iccsafe.org ӹӹ State licensing requirements: llronline.com/POL/REC ӹӹ Insurance: iii.org

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FLOOD PREVENTION

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s many Midlands residents learned in October 2015, flooding is a powerful and indiscriminate destroyer of property. Just because a building is not in a high-risk flood zone does not mean it is safe from flooding. In fact, a structure may be as much as 10 times more like to be damaged by water than by fire, according to FloodSmart.gov.

Flooding can come from heavy rains, flash floods or dam or levee failure. New construction of buildings, roads or bridges can alter the flow of water, increasing potential for flooding.

Here are some things you can do to help protect your property from costly flood damage: ӹӹ Know your property’s flood risk. The Institute for Business and Home Safety’s website, disastersafety.org/flood/ reduce-flood-damage-tohomes/ is a good place to start. ӹӹ Have your furnace, water

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heater and air conditioning unit elevated. ӹӹ Inspect sump pumps and drains regularly to make sure they are working properly. ӹӹ If you have a generator, have a licensed electrician install a transfer switch to your sump pump so that it will keep working if power goes out. ӹӹ To help prevent sewage backup, have a licensed plumber install a backflow prevention valve. ӹӹ Keep sandbags on hand to divert high water away from your foundation. ӹӹ Learn the flood alert signals in your community, and pay close attention. ӹӹ Collect emergency building materials if you live in a floodprone area. These may include plywood, plastic sheeting, lumber, shovels and sandbags. ӹӹ Plan and practice an evacuation

FLOOD PREVENTION route. ӹӹ Make sure all building occupants know how to shut off utilities in an emergency. ӹӹ Prepare a survival kit with important documents, including insurance policies, medications and critical items, in case you have to leave.

ӹӹ Do not reactivate electrical or electronic equipment that may have suffered water damage until a qualified electrician has inspected and tested it.

After a flood, here are some things to remember: ӹӹ Do not return to your property until authorities say it is safe. ӹӹ Inspect the building for damage. Promptly report any losses. ӹӹ Be watchful of snakes that may have found their way into the building. ӹӹ Throw away all food that has come in contact with flood waters. ӹӹ Remove standing water as quickly as possible, including from the basement. If the basement is flooded, pump out about 1/3 of the water each day to avoid structural damage. ӹӹ Properly dry or remove soaked carpets, padding and upholstery within 24 hours to prevent mold growth. Discard anything that cannot be properly dried and cleaned. ӹӹ Wash and disinfect all areas that have been flooded. This includes floors, walls and closets as well as heating and air-conditioning systems.

Preventing other water damage Weather events are not the only source of water damage to a building. Household appliances can fail and be just as destructive, according to the Insurance Information Institute.

The appliances may not give any warning signs until after the damage has occurred. That is why it is important to check them regularly.

Here are some steps to take: ӹӹ Know how to shut off the main water supply in case of emergency. ӹӹ If the building will be unoccupied for an extended period, shut off the water supply and drain the pipes.

If the structure has a fire sprinkler system, do not turn off the water and make sure to maintain sufficient heat in See Flood Prevention, page12

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FLOOD PREVENTION winter to prevent a freeze-up.

ӹӹ If the refrigerator has an ice machine or water dispenser, the hose between the wall and the refrigerator should be made of braided copper for resistance to cracking or corrosion.

ӹӹ Have your air conditioning system inspected regularly by a professional. Check drain lines and clean them if they are clogged. ӹӹ Inspect water heaters, showers, tubs, toilets, sinks and dishwashers and have them repaired if there are any signs of leaks or corrosion. When possible, install water heaters in areas with floor drains in case leaks occur.

ӹӹ Check pipes for cracks and leaks. Have damage repaired immediately. ӹӹ Check appliance hoses and plumbing fittings for breakage, crimping or bending.

Source: Travelers Insurance website, www.travelers.com

Mold Remediation Molds occur naturally in the environment outdoors, but they should be avoided on the interior of a building. They have the potential to cause health problems, producing allergens that can make people sick.

Molds reproduce by means of tiny spores and can begin growing indoors on surfaces that are wet, such as after flooding. Common sources of excess moisture and mold growth are roof leaks, wet subfloor, water sitting in a basement or crawl space, plumbing backups, spores in HVAC ducts and inadequate attic ventilation.

Indoor mold growth can be prevented or controlled by controlling moisture.

If there is mold growing inside, you must clean up the mold and also fix the water problem.

Here are a few tips: ӹӹ Fix plumbing leaks and other water problems as soon as possible. Dry all items completely.

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ӹӹ Non-porous items such as plastics and metals can be scrubbed with detergent and water and dried. ӹӹ Absorbent or porous materials, such as ceiling tiles, insulation and carpet, may have to be thrown away. ӹӹ Do not paint or caulk moldy surfaces. Clean up the mold and dry the surfaces before painting.

SBP, an organization founded in 2006 in St. Bernard Parish, La., after Hurricane Katrina, has developed a specific protocol for cleaning mold.

The information here comes from their resources for homeowners.

The organization has offices in Columbia, among other places, to help homeowners recover from flooding. Through its Disaster Recovery Lab, SBP works to share lessons learned and help communities use its standardized, proven model.

For more information on mold remediation, visit www.sbpusa.org.

INSURANCE NEEDS

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ny business owner needs to make sure to purchase appropriate insurance to protect against risk. Fire, burglary, liability and business interruption losses can be covered by insurance.

A business owner’s policy can include: ӹӹ Property insurance — protection for your building or office space, as well as property owned by the business such as equipment. ӹӹ Liability insurance — coverage for costs that arise if someone is injured on your property or by using your services. ӹӹ Business interruption insurance — replaces lost revenues in the event your business has to be closed because of fire, wind damage or other covered losses.

This coverage may be purchased as a single policy for a small or medium business, but separate policies may be more appropriate.

Additional coverage can be added in the form of endorsement or riders.

Here are some other kinds of insurance that you may need: ӹӹ Professional liability insurance ӹӹ Business vehicle insurance ӹӹ Workers compensation (if you have employees) ӹӹ Health and disability ӹӹ Flood and sewer backup ӹӹ Cybersecurity insurance ӹӹ Terrorism insurance ӹӹ An excess liability or umbrella insurance policy can be added to boost your coverage and fill in the gaps. Contact your insurance professional for more information.

Source: Insurance Information Institute

ӹӹ Residential Landlord & Tenant Act South Carolina law regulates the relationship between landlords and tenants, covering the lease requirements, the responsibilities of each party and the process of settling disputes. The details of the Residential Landlord and Tenant Act can be found on the S.C. State House website at: www.scstatehouse.gov/code/t27c040.php 2016 Property Managers Handbook |

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TIPS ON RECYCLING

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ecycling – with the exception of a few items – is not mandatory in South Carolina. It is a voluntary practice and because of its value to the environment, most communities offer recycling programs.

aluminum cans, plastic bottles, steel cans, cardboard, newspaper and glass bottles (clear, green and brown). You can find out the guidelines for your community by contacting your local recycling coordinator.

Here are the items that must be recycled by law in South Carolina: ӹӹ Appliances: includes large appliances such as refrigerators, stoves, washers and dryers. If you buy a new appliance, ask the store to take your old one. Each county has a recycling program for appliances, so check with your local recycling coordinator.

Richland County Recycling Coordinator: Shirley Mims Phone: 803-576-2446 Website: http://www.richlandonline. com/Government/Departments/ SolidWasteRecycling.aspx The county offers curbside collection and staffed drop-off sites.

Drop-off sites: Staffed: Lower Richland, 10531 Garners Ferry Road, just south of Mr. Bunky’s Convenience Store, 803-776-2324.

Hours: Monday-Saturday, 8 a.m.-5 p.m.; Sunday, 12:30-5 p.m.

ӹӹ Electronics: includes televisions, audio equipment, computer parts.

All counties provide programs or host single-day events to collect cast-off electronics. Some retailers such as Best Buy and Target also offer collection programs. If your electronic items still work, consider donating them to a nonprofit. ӹӹ Lead-acid batteries: You can usually recycle your old battery at the location where you purchase a new one. If you have an old battery and are not purchasing a new one, check with your county recycling coordinator. If the county does not recycle batteries, contact local car dealers and repair shops to see if they will take it. ӹӹ Tires: Each county has a collection program that accepts tires at recycling centers or landfills. ӹӹ Used motor oil: There are more than 900 collection sites across the state for do-it-yourself oil changers. The network includes local governments, quick lubes and auto parts stores.

Most local recycling programs accept

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Richland County Landfill, 1070 Caughman Road North, 803-5762446. Hours: Monday-Friday, 7 a.m.4:30 p.m.; Saturday, 7 a.m.-12:30 p.m.

Unstaffed: Clemson’s Sandhills Research and Education Center, 900 Clemson Road. Hours: Monday-Friday, 8 a.m.-4 p.m.

Public Works, 400 Powell Road at Pisgah Church Road. Hours: MondayFriday, 7 a.m.-6:30 p.m.

Sonoco Recycling, 1132 Idlewilde Boulevard, off Bluff Road. Hours: 24 hours Lexington County Recycling coordinator: Rick VanDerGeest Phone: 803-785-3340 Website: www.lex-co.sc.gov/ solidwaste

TIPS ON RECYCLING Brochure: Go to same website location and click on the Lexington County Recycling Brochure.

Curbside collection varies by incorporated or unincorporated area.

11 staffed collection and recycling centers are available. Hours: Monday, Wednesday, Friday and Saturday, 7 a.m.-7 p.m.; Sunday, 3-7 p.m. ӹӹ Ball Park Road, 301 Ball Park Road, Lexington ӹӹ Bush River Road, 6109 Bush River Road, Columbia ӹӹ Chapin, 103 Distant Lane, Chapin ӹӹ Edmund, 325 Landfill Lane, Lexington

ӹӹ Wood waste ӹӹ Mattresses and box springs ӹӹ Refrigeration units ӹӹ Propane tanks ӹӹ Cooking oil ӹӹ Fluorescent bulbs and tubes ӹӹ Textiles ӹӹ Latex paint Please note that county programs may be limited to household recyclables.

To check regulations on commercially generated waste and for information about recycling it, check with your county recycling coordinator.

ӹӹ Hollow Creek, 125 Beulah Church Road, Gilbert

For more information: www.recyclemoresc.org

ӹӹ Leesville, 702 S. Lee St., Leesville

Recycling Dirty Dozen (items that can’t be placed in a recycling bin): www. scdhec.gov/library/CR-011122A.pdf

ӹӹ Pelion, 1325 S. Pine St., Pelion ӹӹ River Chase, 110 River Chase Way, Lexington ӹӹ Sandhills, 3241 Charleston Highway, Cayce ӹӹ Summit, 419 Sandpit Road, Leesville ӹӹ Southeast, 538 Martin Neese Road, Swansea Other recyclables In addition to materials already mentioned, many other discarded items can be recycled. In Richland and Lexington counties, check for sites where you can recycle: ӹӹ Carpet, carpet padding and foam rubber ӹӹ Tires Sources: Richland County Solid Waste and Recycling; Lexington County Solid Waste Management Department

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TIPS ON SAVING ENERGY

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aving energy benefits property managers and their tenants.

The average commercial building wastes 30% of the energy it consumes, so there is ample opportunity for savings. For property managers, reduced energy use saves on operations costs. Tenants who pay their own energy bills have an incentive to save, but even if their utilities are included in their rent, saving energy can help reduce their costs.

Here are some tips for energy efficiency: ӹӹ Adjust thermostats when space is unoccupied, or install a programmable thermostat that changes settings to fit needs. ӹӹ Have your HVAC system serviced annually by a qualified professional. ӹӹ Turn off lights when they are not needed. ӹӹ Disconnect electric equipment when it is not in use. ӹӹ Put computers in sleep mode when not being used. ӹӹ Install occupancy sensors in conference rooms or other

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areas that are not continuously occupied. ӹӹ Replace incandescent light bulbs with more efficient compact fluorescent bulbs. ӹӹ Caulk and weatherstrip windows and doors. ӹӹ Purchase energysaving equipment, such as water heaters. ӹӹ Install renewable energy systems, such as solar panels. ӹӹ Get help from an expert. Most power companies can provide an energy use checkup, with suggestions for improvement.

In addition, your energy provider may have programs that help a business install more efficient equipment. The provider may help a customer qualify for discounts or rebates on equipment such as HVAC or lighting.

Source: energystar.gov, sceg.com, mcecoop.com

BEFORE YOU DIG

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all 811 before you or someone you hire starts digging, for a landscape project, building project or any other reason.

After you have called 811, your utility will send a representative to mark the location of utility lines so you or your contractor can avoid them. South Carolina law requires that you call at least three full days prior to beginning excavation. If you plan to dig on the weekend, you must call on or before Tuesday.

Line marking is free, and once completed, good for 15 working days.

Failure to call 811 prior to beginning excavation can mean a risk of injury or utility service disruption and can result in fines of up to $1,000. You are responsible for violations resulting from the work of contractors you hire.

All damages, regardless of size, must be reported to your utility provider so representatives can inspect for safety and future reliability. If damage endangers life, health or property, immediately notify the police or fire department and your utility.

Call before installing: ӹӹ Septic tanks and sewer lines ӹӹ Swimming pools ӹӹ Wells ӹӹ Sprinklers and water lines ӹӹ Basketball goal posts or mailbox posts ӹӹ Fences and deck posts ӹӹ Trees and shrubs For a detailed explanation of the marked zones and what kind of digging is safe, go to sc811.com/ homeowners.

Sources: SCE&G, sc811.com

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ASBESTOS

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sbestos is the common name for a group of naturally occurring minerals made up of long, thin fibers. Found in a number of building products, it is dangerous. Asbestos can be toxic to humans if inhaled.

Because of this, special attention should be given to renovation or demolition projects. Asbestos may be found in heating system insulation, spray-applied insulation, vinyl flooring, ceiling tiles, roofing paper and shingles, cement siding shingles, and plaster and joint compound.

When materials containing asbestos are disturbed during renovation or demolition, people

DANGER ASBESTOS

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nearby may get asbestos in their lungs.

South Carolina has regulations that require many buildings to be inspected for asbestos-containing materials before work is done. In most cases, if asbestos is found, a licensed asbestos abatement contractor must be hired to perform the removal and disposal.

For more information, contact: S.C. Department of Health and Environmental Control Asbestos Section 2600 Bull St. Columbia, SC 29201 (803) 898-4289 scdhec.gove/asbestos

DANGER ASBESTOS

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Source: S.C. DHEC

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DANGER ASBESTOS

ADDRESSES & SAFETY

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osting a clear address number on your building is important for emergency responders and also for other reasons.

In the event of a 911 call in an emergency, a clearly posted address number is critical.

Paramedics, firefighters, police officers and others depend on you to make it easy to find the home or business in case of a problem.

Here are some things to consider: ӹӹ Post numbers directly above, on or at the side of the door facing the road on which the structure is addressed. The number should be clearly visible from the road. ӹӹ If the structure is more than 50 feet from the road, the number must be displayed near the walk or driveway or on a mailbox or

Licensing Requirements for Property Managers In South Carolina, property managers must be licensed, according to the S.C. Real Estate Commission. The only exception is if they own the property they are managing; in that case a license is not required.

To earn a property manager’s license, a person must take a course and then pass the state exam. After successful completion of these requirements, the licensee can work under the supervision of a property manager in charge.

An individual with an active real estate license is also permitted to do property

fence. ӹӹ Residential numbers should be at least 3 inches in height, and nonresidential at least 6 inches.

They should be reflective to ensure visibility at night. ӹӹ Numbers should be a contrasting color to their background. Brass or bronze numbers do not show up well on brick. ӹӹ If the driveway serves multiple addresses, all the numbers should be posted at the driveway entrance. Then individual numbers can be posted as applicable. ӹӹ Posting the address numbers also helps with utility services, mail service, deliveries and visitors.

Source: Richland County Planning Department

management. The real estate licensee must work under supervision of a broker-in-charge.

Here are the steps for obtaining a property manager’s license: ӹӹ Complete 30 hours of a property manager’s pre-licensing course ӹӹ Apply to take the S.C. property manager’s exam ӹӹ After passing the exam, submit application for a property manager’s license For complete information about property manager’s and real estate licenses, visit the S.C. Real Estate Commission’s website at http://www.llr. state.sc.us/pol/rec/.

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Product & Service Resources Building Automation, Fire & Security........................................ 21 Control Management, Inc. Electrical Service Professionals................................... 21 Mr. Electric Fire & Security................................22 Precision Fire Solutions Glass................................................ 23 Palmetto State Glass Heating & Air Conditioning..................................24 Cullum Services, Inc. Landscape & Lawn Care...............24 Exceed Landscape Solutions Lumber – Treated Wood for Outdoor Construction................... 25 Cox Industries, Inc. Office Furniture & Design.............26 Corporate Conepts

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Painting........................................... 27 CertaPro Painters of Columbia Plumbing Contractors................... 27 Plumb Krazy Roofing............................................28 The Red Shirt Guys Roofing Security...........................................29 Sonitrol Security Systems of the Midlands Termite & Pest Services.................29 Modern Exterminating The Original Bugman Utility Services................................30 PUPS Wildlife Control..............................30 All Things Wild

BUILDING AUTOMATION, FIRE & SECURITY

ELECTRICAL SERVICE PROFESSIONALS

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FIRE & SECURITY

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GLASS

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HEATING & AIR CONDITIONING

LANDSCAPE & LAWN CARE

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LUMBER - TREATED WOOD FOR OUTDOOR CONSTRUCTION

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OFFICE FURNITURE & DESIGN

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PAINTING

PLUMBING CONTRACTORS

Here are some associations that may be of interest to property managers: • Apartment Association of Greater Columbia www.aagcolumbia.org

• Building Owners and Managers International Carolinas–West Virginia 800-824-1677 www.bomacwv.org • National Association of Residential

Property Managers 800-782-3452 www.narpm.org

• National Affordable Housing Management Association 703-683-8630 www.nahma.org

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ROOFING

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SECURITY

TERMITE & PEST SERVICES

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UTILITY SERVICES

WILDLIFE CONTROL

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