EXHIBIT D POLICIES AND PROCEDURES

The following terms, obligations, notices, policies and procedures are incorporated into, and made part of, the Agreement between Owner and Agent:

Electronic Delivery of Tax-Related Documents. Owner has agreed to receive tax-related documents from Agent or its affiliates via electronic delivery, either via email or delivered through a web interface where you can go to a website and download the statement. However, IRS guidelines require that Owner must first review these disclosures and provide affirmative consent to receiving information in an electronic format. By agreeing to accept required tax–related documents electronically, Owner also agrees that (1) Owners computer system meets the hardware and software requirements stated below under "System Requirements"; (2) Owner has read and understands this Consent; (3) Owner affirmatively consents to receive and acknowledges that Owner can access, receive, print and retain tax-related documents (including IRS Form 1099) electronically; and (4) Owner will promptly notify Agent of any change in Owners e-mail address by providing Owners taxpayer identification number and name as it appears on your Form W-9, either by calling (801) 890-7887, or by writing to: 9131 S Monroe Plaza, Suite D Sandy, Utah 84070. Notification of Change to E-mail Address: Owner agrees to notify Agent promptly if Owners e-mail address or other account information changes by contacting Agent as provided above. For information that is required by law to be sent to you, including Form 1099, if Agent receives an electronic notice that an e-mail is undeliverable due to an incorrect or inoperable e-mail address, Agent will resend such information via U.S. Postal Service. Withdrawal of Consent: Withdrawal of consent to paperless delivery is prospective only. Any withdrawal ensures that future tax-related documents will be delivered to Owner as a paper document but does not apply to any document that has already been furnished to you electronically. Owner may withdraw consent to paperless delivery by providing written notice either: (1) by mail at the address set forth above; or (2) by email to drobertson@wolfnest.com. In each case, Owner must state that Owner is withdrawing consent to paperless delivery of tax-related documents and provide the taxpayer identification number and the name as it appears on Form W-9. Agent may take up to ten (10) business days after receipt to process your request. System Requirements: To access electronic tax-related documents, Owner needs to be able to read Adobe PDF files. To do this, Owner must have Adobe Acrobat Reader installed. It can be downloaded for free at http://get.adobe.com/reader/. Owner also needs to have a computer with Internet access that supports the use of a browser that supports 128-bit encryption and will need to have JavaScript enabled. Owner needs hardware as necessary to support this software. In order to keep copies for recordkeeping purposes, Owner will need to have access to a printer or have the ability to download information.

Evictions. Owner agrees that Agent will initiate an eviction on all tenants who owe more than $750 on the 15th of the month unless that tenant has entered into a payment plan deemed agreeable by Agent.

Fair Housing Regulations. Owner acknowledges and agrees that Federal and state law prohibit discrimination against renters on the basis of race, religion, color, sex, national origin, familial status, disability or source of income. In addition, depending on where your property is located it may be illegal to discriminate on the basis of sexual orientation or gender identity. It is an illegal discriminatory housing practice to do any of the following because of a person's race, color, religion, sex, national origin, familial status, source of income, or disability:

• (a) refusing to rent, negotiate for rental, or otherwise making unavailable any rental unit from any person;
• b) discriminating against any person in the terms of the rental or in providing facilities or services in connection with the dwelling;
• (c) representing to any person that any dwelling is not available for inspection, sale, or rental when in fact the dwelling is available;
• (d) advertising or using any rental application that directly or indirectly expresses any preference, limitation or discrimination based on race, color, religion, sex, national origin, familial status, source of income, or disability, or expresses any intent to make any such preference, limitation or discrimination;
• prospective entry into the neighborhood of persons of a particular race, color, religion, sex, national origin, familial status, source of income or disability;
• (f) refusing to permit, at the expense of the person with a disability, reasonable modifications of existing premises occupied or to be occupied by the person if the modifications are necessary to afford that person full enjoyment of the premises; and/or
• (g) refusing to make reasonable accommodations in rules, policies, practices, or services when the accommodations may be necessary to afford the person equal opportunity to use and enjoy a dwelling.

Home Warranties. Owner understands that home warranties are discouraged because they can be very difficult to work with, may refuse to complete needed maintenance in a timely manner, may initiate endless repairs when a replacement might be prudent, and can create an undue administrative burden on Agent and tenants. Should Owner purchase a home warranty, Agent reserves the right to charge Owner for oversight in accordance with section 4k of the property management agreement. In the event the home warranty company or its providers are unable to complete work promptly, Agent reserves the right to hire its own contractors at Owner's expense.

Lease Break. If tenant breaks, or threatens to break, his lease, Agent may negotiate a lease buyout with the tenant. In such event, Owner shall pay to Agent an amount equal to thirty (30%) of any lease buyout collected from tenants leasing the Premises. If Owner wishes to allow a tenant to break his lease without charging a buyout or at a reduced rate, then Owner shall pay Agent the full Management Fees Agent would have received under the this Agreement had tenant not broken his lease, in addition to an amount equal to thirty (30%) of any lease buyout collected from tenants leasing the Premises.

Ledgers for Existing Tenants. Agent will consider the ledger and payment history for any tenant not placed by Agent to be $0 unless the Owner can produce an adequate payment history or supply other relevant financial information deemed reliable by Agent. In addition, for any tenant not placed by Agent, Owner agrees that Agent may return such tenant’s security deposit in full unless Owner can provide sufficient evidence as deemed by Agent that any alleged damage to the Premises was caused by such tenant.

Lockboxes. As outlined in section 4a of the property management agreement, Owner understands and agrees that Agent uses lockboxes during periods of vacancy. Agent will permit access to the interior of the Premises to other brokers and real estate licensees, authorized appraisers and inspectors, and prospects interested in leasing the Property. These individuals may take videos or photographs of the Property. Owner understands and agrees that Broker has neither the ability nor the responsibility to control or block the taking of and use of images by any such persons. Owner further understands that these individuals are not insurers against injury, theft, loss, vandalism, damage, or other harm whether through the use of a lockbox or other means. Owner agrees that Agent does not maintain insurance to protect Owner, tenants, occupants, other brokers and real estate licensees, authorized appraisers and inspectors, and prospects interested in leasing the Property.

Minimum Property Standard. Owner shall ensure that the Premises meets or exceeds the Minimum Property Standard (defined below). Owner acknowledges and agrees that Agent at any time, and from time to time, may perform, at Owner’s sole expense, any maintenance required to bring the Premises up to the Minimum Property Standard.

General:

• No visible mold or mildew
• Door locks work
• Door handles are secure and function. (If it takes longer than a minute for you to get in due to a sticky lock, it needs to be serviced or replaced.)

Windows

• open/close
• must have the ability to lock for ground level windows

Blinds - must function as designed. If not, have them repaired, replaced, removed.

• open/close
• Pull up/down (or side to side if vertical)
• No missing parts
• No damaged parts (most sets have extra slats at the bottom to replace)

Heat and AC vent covers and cool air return covers

• Installed
• Clean
• Function as designed

Any maintenance required under law

Heat and AC vent covers and cool air return covers

• All lights turn on/off
• All bulbs work
• Must have covers for all switches
• Lights must have covers on them if they are designed to have them
• Fans will turn on/off and function as designed.
• Must have covers for all switches
• All outlets must have power and be in a secure working condition
• Must have covers on all outlets

Garage

• Garage doors function as designed. Openers function as designed.
• Garage light works if opener has the option

Appliances/Systems:

• All appliances function as designed. All burners working, knobs working, display working, buttons working, oven working and venting properly.
• Ice machines and water dispenser in the fridge does Not have to function – no leaks
• All appliances must be clean and free of bad odor.
• Washer and dryer need to function if in the home at move in. – no leaks - (the owner will not have to repair them after the tenant has moved in). If they do not repair, replace or remove.
• Fireplaces (gas or electric) Do Not need to function. If they do not it needs to be noted in Propertyware that they do not, and NOT listed as an amenity.
• Wood burning fireplaces are not to be used by a tenant. List as a cosmetic amenity.
• Washer and dryer if in the property must function as designed when the tenant moves in (the owner will not have to repair them after the tenant has moved in) If they do not repair, replace or remove.
  • No leaks
• Water heater in working order
  • No leaks
• Thermostat must function as designed
• Heater must function as designed
• A/C must function as designed
• Swamp cooler must function as designed – no leaks
  • vent cover must function and be clean
  • ceiling area around swamp cooler vent must be clean - free of visible damage

Walls:

• Paint in good condition
  • Free of excess holes/dings/scrapes (more than 5 on a 3 ft section of wall)
  • Touch up paint must not be noticeable
  • No large dings or holes in walls
  • Baseboards, door jambs, and window seals no major dings or paint damage
  • Cleaned

Bathrooms:

• Sinks
  • No leaks or drips
  • Hot/cold function as designed
  • Counter and sink in good condition – free of damage or contamination
  • Cleaned
  • Drain stopper - must work if it is in the home to begin with.
• Toilet
  • Clean – free of contamination
  • Seat functions as it should and is tight
  • No leaks
  • Flush function works as it should
• Bathtub/Shower
  • No leaks
  • Doors (if it has them) open and close
  • Faucet works as designed
  • Hot/cold function as designed
  • Tub or shower is clean - free of contamination (no mold or mildew)
• Exhaust fan works as designed (if present)
• Mirror - free of cracks over 5 inches or other damage
• Cabinet/Vanity
  • Drawer and doors in good condition – no noticeable damage
  • Drawer/door open/close smoothly
  • Countertop in good condition – no noticeable damage - clean
  • Clean inside drawers and under sink

• Bedrooms:
  • Closet doors function as designed

• Kitchen:
  • Countertops
    • In good condition – no noticeable damage – clean
  • Cabinets upper/lower
    • Drawer and doors in good condition – no noticeable damage o Drawer/door open/close smoothly
    • Clean inside drawers and under sink
  • Sinks
    • No leaks
    • Hot/cold function as designed
    • Counter and sink in good condition – free of damage or contamination o Disposal - if installed must function property with no leaks

• Flooring:
  • Carpet
    • No major stains
    • No major rips or tears
    • Must be clean
    • No odors
  • Linoleum
    • No damage
    • No stains
    • Must be clean
  • Hardwood
    • No damage
    • No stains
    • Must be clean
  • Tile
    • No damage
    • No stains
    • Must be clean

• Exterior/Yard Standard:
  • Closet doors function as designed
  • Gutters attached and aligned
  • Overgrowth (trees, bushes, grass, garden, weeds)
  • Maintained and in good clean condition
  • Mailbox is standing/mounted legitimately
  • Junk/trash - removed from the home
  • garage doors (roll up or man door), along w/ operating correctly, should be able to secure.
  • step/stairs/rails/walkways can’t be unsafe, whether it’s to a deck, patio or walkway
  • Fences cannot be leaning or completely fallen over

Multiple Bids. Owner acknowledges and agrees that Agent is not expected or required to pursue more than one bid for work with a total cost under $1,000. Owner is free to collect as many bids as Owner deems appropriate.

Property and Unit Questionnaires. Owner understands and agrees to provide Agent with a completed property questionnaire and agrees that Agent is authorized to make certain management decisions that include but are not limited to how sprinkler winterization, lawn care, maintenance, leasing and other services are managed based on the information contained in this document.

Property Cleaning. Owner acknowledges and agrees that Agent must professionally clean all units prior to any move in at Owners expense, and Owner authorizes the following cleaning to be completed:

• All Interior Areas
  • Sweep and mop all hard flooring
  • Vacuum all areas and have all carpets professionally cleaned (must provide vendor receipt)
  • Wash (and scrub if needed) all walls, ceilings, doors, doorknobs, and baseboards. All need to be free of dirt, dust, and grease with any scuffs, pencil/crayon, fingerprints, and/or other marks removed
  • Sanitize and remove all fingerprints or other marks from light switches and outlet cover plates
  • Wipe down and sanitize all handrails
  • Dust and wipe down all light fixtures, ceiling fans, cold air returns, and vent covers
  • Clean all windows with sills and frames washed (bleached if necessary)
  • Clean all window runners and tracks and dust blinds/screens
  • Dust and wipe down all closets and shelves
• Kitchen
  • Sweep and mop flooring under and behind all moveable appliances
  • Wipe down the front of refrigerator/freezer, discard ALL food, remove all dirt and grease, and sanitize all shelves
  • Clean oven inside and out removing all dirt, food, grease, etc. and sanitize. Ensure all traces of oven cleaner have been wiped clean
  • Remove and clean underneath burners, controls, rings, drip pans, and stovetop. Wipe down front and side of range. Remove lower drawer and clean underneath if possible
  • Remove all dirt and grease from the exhaust fan
  • Wipe down the front of microwave and dishwasher. Interior of both appliances should be sanitized and free of dirt, food, and grease
  • Wipe down and remove any grease from the exterior faces of all cabinets, drawers, and cupboards
  • Remove all items from every cabinet, drawer, and cupboard
  • Scrub and sanitize the interior of each cabinet, drawer, and cupboard and ensure that they are free of all dirt, food, dust, hair, etc.
  • Dust and clean on top of all cabinets and cupboards
  • Scour sinks, remove all stains, sanitize, and clean fixtures
  • Clean and sanitize all countertop areas
• Bathrooms
  • Sweep and mop all flooring
  • Toilet bowls must be scoured and sanitize with disinfectant.The exterior of the bowl including: seat, rim, tank, and base must be cleaned and sanitize with disinfectant
  • Bathtubs and showers must be scoured to remove any rings. Interior should be cleaned, sanitized, and free of any mildew or mold. Sides of tub enclosure must be clean and free of any soap build-up
  • Sink must be scoured and sanitize with faucets polished. Clean and sanitize all countertop areas
  • All glass doors and mirrors should be cleaned with all water spots removed
  • Scrub and sanitize the interior of each cabinet and drawer. Ensure that they are free of all dirt, food, dust, hair, etc.
  • Wipe down the exterior faces and top of all cabinets and drawers

*Additional cleaning will be performed before any move-in if the Premises has been vacant for more than 30 days*

Referrals. If Owner was referred to Agent by a 3rd party real estate licensee, Owner understands Agent’s duty to that referring agent or broker is to encourage Owner to utilize the services from the referring agent or broker in the event Owner wishes to buy or sell.

Rekeying. Agent reserves the right to rekey homes between tenants at Owner’s expense.

Tenant Collections After Move Out. Owner shall pay to Agent an amount equal to 20 percent (20%) of any outstanding balance collected prior to turning the debt over to a third-party collection agency, except that if Agent collects an outstanding balance within 7 days from the tenant’s receipt of the deposit disposition, Agent will receive no such 20% collection fee. Owner agrees that Agent will turn over any uncollected debt to a third-party collection agency approximately 60 days from the tenant’s receipt of the deposit disposition. In addition, if an outstanding balance is turned over to a third party collection agency, Agent will receive an amount equal to 20 percent (20%) of the outstanding balance.

Tenant Gifts. Owner agrees that Agent may charge Owner up to $30 per unit annually for tenant appreciation programs, tenant welcome gifts, maintenance hardship programs, or any programs or costs aimed to make tenants happy.

Utah Fit Premises Act. Owner acknowledges and agrees that Agent shall keep and maintain the Premises in accordance with the terms of the Utah Fit Premises Act, Utah Code Ann. 57-22-1 et. seq., which provides that the Premises be maintained in a condition fit for human habitation with electrical systems, heating, plumbing, and hot and cold water. More specifically, the Utah Fit Premises Act requires that Owner:

• (a) may not rent the Premises unless they are safe, sanitary, and fit for human occupancy; and
  (b) shall:
  • (i) maintain common areas of the residential rental unit in a sanitary and safe condition;
  • (ii) maintain electrical systems, plumbing, heating, and hot and cold water;
  • (iii) maintain any air conditioning system in an operable condition;
  • (iv) maintain other appliances and facilities as specifically contracted in the rental agreement; and
  • (v) for buildings containing more than two residential rental units, provide and maintain appropriate receptacles for garbage and other waste and arrange for its removal, except to the extent that the renter and owner otherwise agree.

If any of the above requirements are not met, at any time, the Premises is deemed to be in violation of standard of habitability under state law, which then requires Owner to make necessary repairs within three (3) days. In addition, any deficiency regarding a promise made in the lease itself must be remedied within ten (10) days under state law. If Owner becomes aware of or is notified of a dangerous condition existing at the Premises, Owner has 24 hours to commence remedial action to correct the dangerous condition.

Utilities. Owner acknowledges and agrees that certain utilities must be changed into a landlord policy before a tenant can switch them into his/her name. Owner agrees to promptly make such changes as requested by Agent. These include Rocky Mountain Power and Enbridge Gas. For other utilities, including water, sewer and trash, Owner will keep these utilities in his/her name and pay all charges as agreed. Owner will calculate the current annual cost of these items and provide that figure to Agent who will apply and collect a monthly utility charge in that amount from the tenants.

Vacancy Snow Removal. During periods of vacancy, Owner agrees that Agent may provide snow removal services as needed to keep the Premises accessible. Such services will be provided at Agents discretion and Owners expense unless otherwise handled by Owner.

Vacancy Yard Care. During periods of vacancy, Owner agrees that Agent may provide yard care services including mowing, edging, weeding, and tree trimming as needed to keep the Premises presentable. Such services will be provided at Agents discretion and Owners expense unless otherwise handled by Owner.