Maintenance Articles

Contracting Contractors
Finding qualified contractors for renovation work takes both planning and an awareness of an Insider Tip: There are contractors that specialize in working with homeowner associations. This isn’t just a marketing ploy. Working with the Board, the extra paperwork and long time lines associated with HOAs takes a special breed of contractor. Most don’t have the patience, professionalism or interest to meet the challenge. To them, your HOA is just another notch in their gun. To you, it’s your all in all.

Finding those special contractors isn’t easy but here’s another Insider Tip: HOA management companies know who they are and will usually share the information hoping to get your business. Those managers won’t use just any contractor. They expect professional results in a timely manner at a fair price. Other sources of contractors are HOAs in your area, wholesale supply companies and local trade associations. Before leafing through the Yellow Pages, make calls to those who know the players.

In preparing to discuss your renovation project with qualified contractors, you need to have a basic idea of what you want called "Scope of Work". This short phrase is large in significance. Defining a "scope of work" could be a voluminous task if it involves structural repairs. Don’t go it alone. To get the kind of results you need, you should hire a specialist to properly define that scope of work. Architect and engineers earn their living doing this. (Again, HOA managers know who they are). These professionals can provide the scope of work, design corrections and improved material alternatives.

With a properly defined scope of work, you can get apples to apples bids from three or more qualified contractors. It may take five or six bid requests to get three proposals. Not all contractors you identify may be available.

Get references from the contractor and call the references. Ask for a previous job site and go look at it. Visit the contractors business office to check out their facilities and equipment.

Part of any renovation job is the performance contract. Insider Tip: All contracts are written in favor of the party that writes them. While all contractors have their own, it’s in the HOA’s best interest to include an addendum written by the HOA’s attorney that promotes the HOA’s interests which include:

1.  Parties to the contract
2.  Scope of work
3.  Compensation
4. Schedule for payments
5.  Time period for work
6. Standard of performance
7.  Labor and material warranties
8.  Indemnification
9. Lien waiver requirements
10. Insurance requirements
11. Licenses and permits
12. Penalty for contractor delays
13. Default provisions
14. Change order requirements

Contracting with good contractors takes time. Start early, ask informed questions and use good advisors in reaching a successful conclusion.

For more on this subject, see "Contractor Issues" BACK

Operation Pest Control
Medicine still struggles to cure the common cold and landscapers still struggle to control pests. A 1944 Better Homes and Gardens article suggested handling moles this way: "You can dig them out if you're patient. And if you are mad enough about what a mole has done to your lawn and flowers, you won't mind in the least giving him the knockout with the flat of your spade. Wait until you see the soil heaving and are sure which way he's headed. Then sock your spade down back of him and give a quick heave." Surely, modern pest-control techniques are more sophisticated and less comic than playing whack-a-mole.

In the 21st century, soaring deer populations and new homes being built in formerly wooded areas has created a new generation of four legged pests.. The high-tech solution? Hair. Bags of it, hung in the garden to deter deer. And cat hair, when applied in and around petunias, scares off rabbits.

The safest, most effective pest-control methods often have more to do with resourcefulness and persistence than with chemicals and technology. If little has changed, it's because tried and proven low-tech methods are still sometimes best.

A healthy soil can prevent about 80% of insect damage. Healthy soil breeds healthy plants that are better able to resist pests. Have the soil tested for pH level, essential nutrients, and the presence of organic material. The local county extension office may offer soil-testing services, or can refer you to a lab. Soil-testing kits are also available by mail or from garden centers. The results will indicate what amendments you need to add.

Friends & Foes. There are thousands of insects in a single square yard of soil. Fortunately, only a small number bother plants. But those that do do significant damage. The chief enemies are sucking insects, such as aphids and leafhoppers, and chewing insects, such as caterpillars and certain kinds of beetles and worms. Observe closely to see which insects are present, and learn to tell the good from the bad. An illustrated guide can help you identify insects so you'll know what you're up against.

Rotate Plantings. Insect pests tend to feed on a plant and then lay their eggs in the soil below. When the same plant is planted in the same spot every year, the emerging larvae have a convenient food supply. If plants are moved around from year to year, as little as ten feet, it’s harder for the larvae to find food. That's a big distance to a creature just a fraction of an inch long. Don’t put annuals or vegetables from the same family in the same location more than once every three to five years.

Spray Safety. Chemicals should be a last pest-control resort. Many pesticides are harmful to people, and though they do kill pests, they also kill soil nutrients and beneficial insects. Spraying slain water will kill some insects and force off many others. For a little more punch, add an insecticidal soap to the water spray. Insecticidal soaps, made from the fatty acids of animals and plants, are both safe and effective in controlling soft-bodied insects.

Companion Planting. Some pairs of plants just seem to grow well together, often because one helps repel pests from the other. This concept is called companion planting. For example, planting onions or sage near carrots helps repel flies that can infest the carrots. Similarly, radishes planted among cucumbers help ward off cucumber beetles.

Certain plants are natural botanical bodyguards, protecting just about anything nearby. Marigolds, for example, boast a natural resistance to harmful nematodes and an odor that turns off pests large and small. Other pest-repelling plants include garlic, lovage, and catnip.

Enlist Allies. Nature provides an army of allies in the form of predators that feed on insects. Your friends include birds, bees, wasps, and spiders, as well as beneficial insects such as ladybugs, green lacewings, predator mites, mealybug destroyers, ground beetles, and the wickedly named assassin bug.

If ally bugs are in short supply, you can buy them by mail or from a garden center.

A birdbath and feeder will attract feathered predators to your garden, while nectar-producing flowers will draw beneficial insects. Early bloomers such as pansies and alyssum are good choices, as are lavender, cosmos, coneflowers, and goldenrod.

Pest-cetera. Here are some more tips for eradicating unwanted visitors:

1. Hang soap filled cheesecloth pouches near trees, shrubs, or other plants you want to protect as a deer deterrent.

2. Spread diatomaceous earth, a powder made from ground-up algae, on the ground around plants as a barrier to crawling pests such as caterpillars, slugs, snails, thrips, and earwigs. The powder's sharp edges kills these creatures. Wood ashes have a similar effect.

3. Mix up your own organic sprays and dusts out of hot-to-taste or strong-smelling herbs and spices like garlic, parsnip roots, bell peppers, onions and cayenne pepper.

4. Dormant oil sprays are a nontoxic way to suffocate bugs without harming trees or plants.

5. Use wire mesh to keep rabbits out of the garden with a barrier that extends at least 2 feet above the ground and at least 6 inches under the soil. From Better Homes & Gardens. BACK

No Pipe Dream
As buildings age, the systems that deliver utilities can fail. Electrical circuits short out and pipes spring leaks. While spot repairs often keep this deterioration under control, there may come a time when a total restoration is called for. This is particularly true of old or defective plumbing. In years past, failed plumbing required extensive destruction of the building to access the pipes for removal and replacement. The cost and disruption to residents was enormous. Fortunately, a new, less intrusive method is now available that actually leaves original plumbing in place.

In-place pipe restoration is now a terrific alternative. The procedure involves cleaning out the pipe interiors and then applying a protective epoxy coating. The coating eliminates further corrosion by permanently separating metals from contact with the water. First used in this country by the United States Navy, epoxy pipe lining technology has since been used successfully in many apartments, homeowner associations and commercial facilities throughout the United States.

The process begins with draining and drying the pipes. Building occupants can be provided with a temporary water source during the short repair period. The pipes are cleaned with compressed air and a sanding garnet to remove interior rust and scale. Next, the epoxy coating is applied to the pipe interior and cured. Lastly, the pipes are reconnected to original system fixtures, pressure tested and flushed before they are returned to service.

The safety of pipe lining products has been carefully scrutinized by public health testing agencies. Epoxies used for relining pipes carry a National Sanitation Foundation (NSF) Standard 61 Certification, an accreditation that is only available after stringent public-health agency testing.

In-place pipe restoration is a cost effective approach to the repair of existing water piping systems. On average, the cost savings range from 30-50% over traditional removal and replacement methods. Added to this is the bonus of not having to rebuild walls and ceilings. Extended warranties are usually available.

As with other building trades, pipe restoration applicators must follow stringent protocols which requires special training and equipment. As with any extensive and expensive repair, checking out the contractors references is extremely important. Ask for a list of similar jobs done in your area.

So, in-place pipe restoration is one pipe dream you can put in your pipe and smoke. It’s the real deal and can save you a pipe full.

Information from American Pipe Lining NW. www.ampipelining.com BACK

Color Your World
Did you hear about the homeowner who painted his townhouse purple with a dark purple trim? His homeowner association Board was not amused and filed suit to have it changed. While the HOA won the case, the whole issue may have been avoided with some proaction on the Board’s part to establish an approved color palette.

An approved color palette takes into consideration architectural design, geographic location and demographic of the residents. The goal is to provide acceptable alternatives that most can live with. (Okay, Mr. Purple might be an exception). Most major paint suppliers offer a free decor consulting service. These consultants will meet with the Board and recommend different color palettes (body and trim combinations) based on what colors are "hot" or popular in the buyer market. Once given the green light, the consultant will produce color boards that can be displayed at the clubhouse or some other suitable common area location for the owners’ scrutiny.

Every ten years or so, it makes sense for the homeowner association to update the color palette to keep the property from looking dated. Buyers do pay attention to home fashion trends so this isn’t just an idle exercise. Having contemporary colors translates into real market value.

The color palette not only keeps the property in step with the times, it helps protect neighbors from wildly garrish applications by setting the ground rules ahead of time. Mr. Purple aside, most owners want to do the right thing and will honor the Board’s standard, especially if it has been generated by an "expert" (insider tip: The Board should take advantage of consultants whenever expensive or controversial renovation is done. Members are much more likely to accept their recommendations than the Boards. Doing so takes the Board out of the HOA snipers’ crosshairs).

So color your world wisely, communicate the standards ahead of time and enjoy the artful results. BACK

Asphalt Paving 101
Asphalt is the material of choice for homeowner association roads and parking lots. It’s a mix of about 92% stone aggregate and mineral filler combined with 8% asphalt binder. This combination allows it to stay in place and repel water. Because it stays dry, it has the strength to carry traffic loads and lasts a long time. It does, however, have drawbacks:

Poor resistance to the sun, salts and chemicals. Asphalt is a complex mix of thousands of chemicals with predominantly open chain molecules with a high degree of double bonding. Open chained molecules provide easy access for sun, salts and chemicals which breaks them down and destroys their binding and waterproofing properties. The visual indicator of this breakdown is the change of color from dark black/brown to gray.

Poor resistance to petrochemicals. Asphalt is the heaviest and final component of petroleum distillation. The distillation process separates the asphalt from other byproducts like gasoline and oil. Since these byproducts are similar in molecular structure, they easily dissolve chemicals in asphalt.

The drying process. As unprotected asphalt ages, the oils migrate to the surface and are burned off. The pavement eventually hardens and shrinks producing hairline cracking. Cracking allows water to penetrate the water repellent barrier to the ground below which, in turn, causes ground swelling and sinking which causes more damage to the asphalt. Advanced deterioration causes "alligatoring" (cracked surface area resembles an alligator’s back), heaving, sinking and disintegration.

Pros and cons of traffic. Major roads have an advantage over homeowner association streets and parking lots because of heavy traffic which continuously "kneads" the oxidized surface back into the pavement bringing up fresh material. After the asphalt binder is exhausted, major roads are either overlaid with fresh asphalt or the pavement is completely removed and reinstalled. Low traffic HOA asphalt do not receive the same traffic loads and must apply different maintenance techniques to preserve the asphalt.

Sealcoating (aka slurry coating) is recommended. Sealcoating uses refined coal tar, a byproduct of coal being converted to coke in steel mills. Coal has different origins than petroleum so has different properties than asphalt. It has a much more stable molecular structure that is resistant to weather and chemicals. Coal tar is mixed with clay, mineral fillers and water to produce an emulsion or slurry which is easily applied to the asphalt. The mineral fillers give it durability. The coating is both flexible and protects against weather, sun and chemicals.

Sealcoating should be applied even to new asphalt since asphalt begins to oxidize immediately after installation. Thereafter, recoating should occur about every five years (sooner in high traffic areas). Major cracks should be sealed and spot pavement repairs made before each sealcoat application. If sealcoating is done as recommended, the life of the pavement can be extended up to 300%. It also leaves a satin black finish which adds to the beauty and value of the property.

Clearly, asphalt maintenance should be a high priority in every homeowner association that has it. Do your community a favor and contact a qualified paving contractor today for an evaluation. Remember, it’s not your fault, it’s asphalt. BACK

Pool Considerations
The climate in many northern states offers limited access to outdoor pool facilities, generally from Memorial Day through Labor Day. Without the proper precautions and safety measures in place, swimming pools can be hazardous for both adults and children.

Many elements such as weather, temperature, rain, sunshine, oils, lotions, sweat and urine, etc., have an influence on water clarity and purity. It is important that regular inspections of the water and mechanical equipment be performed and recorded on a log in compliance with local or state requirements. A regular review of the maintenance and chemical treatment logs, combined with needed preventive maintenance adjustments, will assure a season of uninterrupted fun and enjoyment.

Pool Safety Considerations:

There is no substitute for adequate supervision. The "buddy system" is always a good practice. Even good swimmers can drown if they bump their head, become entrapped, or have a medical emergency.
Pools are an "attractive nuisance" and most state and local statutes require, at minimum, a four foot fence with a self closing and lockable mechanism on the gate.
Pool rules should also be prominently displayed. Rules and regulations can be community specific and should always be board approved.
Rescue equipment should be readily accessible and include a ring buoy, life hook and backboard. First aid kits should be visible and nearby.
Alcohol consumption should be carefully controlled or prohibited in the pool area.

Chemical Storage Considerations:

Store in a cool, dry, well ventilated area that is kept locked. Do not leave chemicals sitting in the sun or in an enclosed area in which heat builds up.
Keep chemicals separate from each other and from other chemicals. Violent reactions such as explosions, fire or noxious gas production can occur. Never mix chemicals together.
Do not stack chemicals containers on top of each other.
Always replace lids and caps immediately and firmly after each use.
Post Material Safety Data Sheets (MSDS) data and emergency information and telephone numbers near by.
Never allow smoking around the chemicals; fire or explosion could result.

Facts and Statistics Considerations:

75% of drowning victims studied by the Consumer Product Safety Council were between 1 and 2 years old; 65% of this group were boys.
Drowning incidents involving children happen quickly. A child can drown in the time it takes to answer a telephone. 75% of the victims had been missing for less than five minutes.
Child drowning is a silent death; there is rarely splashing to alert anyone that there is trouble.
Survival for a child or an adult depends on rescuing quickly and restarting the breathing process; seconds count in preventing death or brain damage.
Pools are a great way to socialize with neighbors and friends. Properly maintained and controlled pools can offer many hours of fun and games. Heed these considerations and enjoy! BACK

No Fault Asphalt
Asphalt paving is a common road and parking lot surface in homeowner associations. While cheaper to install than concrete, it must be regularly maintained to achieve its longest useful life. Asphalt has two major weaknesses that limit its useful life:

1. Poor resistance to UV radiation (sunlight). Asphalt pavement is a combination of rock, sand and liquid asphalt that binds everything together. UV radiation breaks down the asphalt glue so that it no longer hold the rocks and sand together, gradually eroding the top surface. The most obvious sign is the gradual change in color from black to gray. Next, the asphalt begins to look rough and piles of sand appear in the low areas of the parking lot. In the later stages, the bigger rocks fall out. Because the asphalt is oxidizing under the UV radiation, it loses its flexibility. Flexibility is extremely important because asphalt can take great loads and bounce back to its original condition. As asphalt loses flexibility it becomes brittle, cracks and breaks.

2. Poor resistance to petroleum products. Petroleum products like oil and gas cause damage since asphalt is a petroleum based product. Gasoline and oils will dissolve the asphalt, soften the structure and cause major damage to asphalt.

Based on the poor resistance to UV radiation and chemicals, it is logical to conclude that some sort of coating should be used to protect the asphalt from the harmful elements. Asphalt can be effectively protected by using a seal coating which acts as a barrier between the harmful elements and the asphalt. A coal tar emulsion sealer is highly resistant to water, gas and oil, salt, chemicals and UV radiation.

Before seal coating, the asphalt must cleaned to be free of all dirt, vegetation, and other foreign debris using blowers, sweepers, brooms, and sometimes high pressure washers. Once the pavement is cleaned, existing oil spots should be primed so that the sealer will adhere. Normally two coats of sealer are applied by squeegee or spray. Once the seal coating is completed, it is very important to keep traffic from the sealed surface for 24 hours. Traffic before 24 hours will cause premature wear and increased tire marking. During this 24 cure period the striping can be accomplished so that after the 24 hours, your parking lot is completely ready for traffic.

Another great asphalt preventive maintenance is crack sealing which should be done in conjunction with seal coating. If cracks are left unattended, water is able to penetrate to the base to destroy its strength and load bearing capabilities. It is evidenced by "alligator" cracking, sunken areas and potholes. Cracks at least 1/8" or wider should be treated with a hot poured crack sealant which remains effective for 3-7 years.

Seal coating and crack sealing can double or triple the useful life of the asphalt at a fraction of cost of an overlay. Seal coating also gives great curb appeal and the impression of good overall maintenance. There is much to gain by caring for paving. Engage in no fault asphalt maintenance practices. BACK

Change is Inevitable
There is an old saying that goes "change is inevitable except from a vending machine". But when it comes to renovation projects, homeowner associations should be wary of "change orders". Change orders are a sneaky way for unscrupulous contractors to jack up the price of a project they've won with a low bid. But change orders are sometimes necessary since it’s impossible to identify all of the underlying conditions in a building or predict every potential problem before a project begins. Therefore, the key questions are: What are legitimate change orders and how much should be allotted for them?

Many HOA projects run over budget because the firm hired to prepare the scope of work, the budget projection and the construction documents for bidding don't spend enough time doing investigative site work during the discovery phase. This leads to problems and to money spent addressing overlooked conditions that should have been spotted.

Don't Duplicate Work. On a typical project, the engineer or architect should conduct a hands-on examination of the proposed work to determine underlying conditions. This is necessary to verify the condition of the building and the extent of repairs needed. Of course, even the best design work is dependent on properly administering the quality of construction.

Set Aside a Contingency. Every project should include an additional contingency of 20% of the total bid for unforeseen circumstances that will need change orders. The contingency should take into account items that cannot be detected during the initial site inspection. Older, neglected buildings or buildings inadequately repaired previously are more likely to have hidden problems that go undetected.

Unexpected problems aside, a contingency also gives the board the option to add items or features during the course of construction. Working with a cost cushion enables the board to choose, for example, a better quality but more expensive waterproofing material than originally specified. The contingency allowance is not intended to cover major changes to the scope of work that should have been accounted for during the design phase.

Two Requirements. To control excessive change orders, your agreement with the contractor should state that:

1. The price of a base-bid item will be renegotiated when its quantity increases by more than 10 percent above what was specified in the original bid document.

2. All change orders are to be put in writing and signed by the board or manager before the additional work is undertaken. Orally approving change orders will only lead to arguments later about who agreed to what.

To avoid unnecessary cost overruns, make sure to prepare a well investigated and comprehensive scope of work and never pay for any changes not approved in writing. That way, more of the "change" remains in the HOA’s pocket.

By Stephen Varone and Peter Varsalona - Rand Engineering & Architecture BACK

6 Roof Coatings
In maintaining roofs, cold-applied coatings are fundamental. It is important to have a sound understanding of coating appropriateness, available coating materials and installation procedures.

Coating Appropriateness.
The most basic reason is to extend or maximize roof service life by reflecting harmful ultraviolet (UV) radiation away from the roof membrane. Coatings can be used effectively in conjunction with roof repairs to restore a moderately aged roof to a maintainable watertight condition. If a roof had been coated during installation, recoating normally is performed when the existing coating deteriorates and no longer protects the underlying membrane. Reflective or light-colored coatings can minimize solar gain and, as a result, reduce a building’s cooling loads. Specify coatings to upgrade a building’s appearance where a particular roof is visible from adjacent buildings. Certain UL-classified coatings can increase a roof’s fire resistance. This type of application typically is specified in conjunction with roof system construction.

At least three situations exist in which coating is not usually considered a good investment.

Applying a coating never makes a bad roof good and should not be viewed as a substitute for replacement. Although coatings can restore the waterproofing of a highly deteriorated roof in the short term, its costs can represent 10-15% of the cost of a new 20-year old roof system. Generally, if the design life of the coating is greater than the estimated remaining serviceable life of the coated roof membrane, managers should not consider coatings to be an economical roof management tool.
Ponded water usually reduces a coating’s service life. If standing water remains 48 hours after a rain shower, problems such as material degradation, loss of adhesion and flaking can result.
Coatings are susceptible to problems in environments with excessive dust, debris, steam, liquid discharge or other contaminants. One key to coatings application is proper preparation of the substrate to be coated. If contaminants can’t be completely removed, poor adhesion, flaking or other deficiencies are likely to develop in the first few years of coating’s life.

Types of Roof Coatings.
Bituminous Coatings. Most are emulsions, aluminum, emulsion-aluminum, asphalt cutbacks, resaturants and modified asphalt coatings. Bituminous coatings generally are compatible with asphalt or coal-tar built-up roofs or with modified bitumen membranes. Some manufacturers, however, market these coatings for metal-roof restoration.

Emulsion Coatings consist of asphalt dispersed in a colloidal clay-water blend and are dark gray, brown or black. Emulsions generally function as protective or maintenance coatings for asphalt built-up or modified bitumen roofs, and they generally increase the roof’s fire resistance.

Aluminum Coatings are a mixture of oxidized asphalt, solvents and aluminum paste, and they are available with or without reinforcing fibers. Aluminum coatings reflect UV radiation, reducing rooftop temperatures, premature aging and building cooling loads. The quality of these products is measured by the aluminum content. Premium products contain 60% or more aluminum per pound of paste; many commodity products contain 45% or less within the same quantity of paste. The higher the aluminum content, the longer the coating will last.

Emulsion-aluminum Coatings are hybrid products providing with the fire resistance and filling/sealing properties of an emulsion coating. For restoration, they reduce the costs associated with practice of applying an emulsion coating, followed by a reflective surfacing coat.

Asphalt Cutbacks can be made with or without reinforcing fibers. They consist of asphalt and petroleum solvents. Cutbacks are primarily maintenance and restoration products, designed to penetrate, resaturate and restore weathered or aged asphalt built-up roof systems.

Resaturants are made with either an asphalt or coal-tar base and available fibered or nonfibered. They are a combination of bitumen, asphalt or coal-tar and compatible solvents. These coatings also function as maintenance and restoration materials to penetrate, rejuvenate and weatherproof existing built-up roofs.

Modified asphalt coatings are made with asphalt, synthetic rubber polymers and solvents and might contain reinforcing fibers. These products serve many of the same functions as non-modified coatings, but their advantages include increased elasticity, cold-weather flexibility and workability. Increased cost is the primary disadvantage of many modified asphalt coatings.

Elastomeric coatings. As with bituminous coatings, elastomeric coatings encompass a variety of products. They are formulated from latex/acrylic, Hypalon, neoprene, silicone and urethane. Many hybrid products exist and new formulations are introduced frequently. Many elastomeric coatings are compatible with most common roof membranes, but they are more widely used with metal and sprayed-in-place polyurethane foam roofing systems.

Latex/Acrylic Coatings are water-based products and enjoy the largest share of the elastomeric market. These coatings comply with increasingly stringent solvent emission regulations and represent a lower cost alternative to other polymers.

Hypalon Coatings generally are used to restore surfaces of single-ply membranes. They offer good waterproofing properties and excellent resistance to chemicals, ultraviolet radiation and fire.

Neoprene Coatings are composed of synthetic rubber polymers, are black and offer excellent elongation and recovery properties. Neoprene coatings are used as a base coat beneath Hypalon coatings in some multi-coat applications.

Silicone and Urethane coatings are more expensive than other elastomeric coatings, but they offer additional benefits, including enhanced resistance to chemical fallout, ponding water, heat, ultraviolet radiation and roof traffic.

Selection and Specification. Selecting and specifying products requires the expertise of a qualified roofing maintenance contractor. Also, manufacturers’ representatives should provide a tour of nearby successful applications. They also should provide recommendations for specific preparation and application procedures, qualified applicators, etc.

Once a coating is selected, quality control to ensure proper surface preparation, application procedures and coverage rates is essential.

From www.facilitiesnet.com BACK

Mailbox Mess Redress
Disgusted by all of those unsolicited credit card offers clogging up your mailbox? Tired of lugging catalogs and junk mail to the recycling bin? All of this unwanted mail creates nothing but headaches and wasted paper, so it’s no wonder putting an end to it is a priority for many people. While you can’t eliminate everything, you can noticeably reduce the avalanche of paper in your mailbox just by picking up the phone or hopping online.

Here are a few simple ways to put a kibosh on the heaps of junk mail that keep piling up:

So Long, Pre-Screened Credit Offers: If your credit is anywhere near good, credit bureaus—Equifax, Experian and TransUnion—are selling your name to credit card companies as a hot prospect. That’s why you’re getting those "you’ve been pre-approved" offers every day.

Put an end to it by calling 1-888-5-OPT-OUT (1-888-567-8688). You will need to provide your name, address, telephone number, Social Security number and date of birth to ensure your opt-out request matches your credit record rather than someone else who shares your name. You can also opt out via the Internet at: www.optoutprescreen.com/opt_form.cgi.

If you prefer not to disclose your Social Security number and date of birth, the online form does not require this information. However, the website strongly urges you to provide this information because it helps ensure that your request will be processed correctly, and it protects your information from unauthorized access.

Opting out is good for five years. However, if you’d like your name removed permanently, you will be mailed a confirmation form within about five business days to sign and return. For more information see the FTC’s Facts for Consumers, Prescreened Offers of Credit and Insurance at www.ftc.gov/bcp/edu/pubs/consumer/credit/cre17.shtm

Remember, this won’t stop all credit offers—only those that result from screening your credit report. Your bank or credit card company may still send you offers for new credit or share information about you with other companies.

Although you don’t have total control over the information that’s shared by financial companies, you do have some. For more on how to limit data sharing by banks and other financial institutions, read the Privacy Rights Clearing house Fact Sheet 24, Protecting Financial Privacy in the New Millennium: The Burden Is on You, at www.privacyrights.org/fs/fs24-finpriv.htm.

Jettison the Junk Mail: You can reduce other types of junk mail—magazine offers, sweepstakes and other national advertising mail—by contacting the Direct Marketing Association’s (DMA) Mail Preference Service (MPS). This opt-out lasts for five years and can be renewed. Go to www.dmachoice.org/dma/member/regist.action. There is no charge for registering online. For those who want to want to register via USPS, send $1 check or money order to the Mail Preference Service, PO Box 643, Carmel NY 10512. (See their sample letter available at: www.privacyrights.org/Letters/letters.htm#Junk_Mail.) The MPS will put you into the "delete" file, which is sent to subscribing organizations several times a year.

Cut Out the Catalogs: When you buy something from a mail-order catalog, your transaction is likely to be reported to Abacus, a company that compiles a cooperative database of catalog and publishing companies' customers. Your name is then sold to other mail-order companies that send you catalogs and offers. This explains why you are likely to receive several unsolicited catalogs after ordering anything by mail.

To opt out of the Abacus database, write to Abacus, PO Box 1478, Broomfield, CO 80038 or email abacusoptout@epsilon.com. Include your full name and current address (and previous address if you have moved recently). For more information, visit www.abacusoptout.com.

You’ll have to notify companies yourself that do not participate in the DMA and Abacus opt-out programs. Contact the customer service department and request that your name and address not be shared with other companies. Contact magazines, charities, nonprofit organizations and professional associations to which you have either donated money or joined.

It may take a few months to see results, but eventually the mess in your mailbox will thin out. BACK