Maintenance


Before completing the maintenance request form, please read the trouble shooting guide.  Completing these steps can save you money!  Tenants may be charged for a service call if the service person determines that the tenant failed to perform routine maintenance task as outlined in the trouble shooting guide.

Please fill out the form below to submit a maintenance request. If you do not hear back from us within 24 hours of submission, please contact our office to verify your maintenance request has been received

By Requesting this work to be completed, the Tenant acknowledges that if the repair is found to be due to misuse or the repair is deemed to be a Tenant responsibility, the Tenant may be responsible for the cost of the repair, per the lease agreement.



TROUBLE SHOOTING GUIDE

After Hour Emergencies

The Maintenance Department is available 24-hours a day for EMERGENCIES ONLY. If you have an after-hours or weekend emergency, please call our office. Our maintenance staff will return your call promptly. The following events constitute an emergency: fire (please call 911 first), Flooding or Cracked pipes, Break-Ins/Theft (please call 911 first), Lock-Outs.

Lock Outs

If you are locked out of your home, a $45.00 lockout fee will be assessed for our maintenance technicians to let you in. Lockouts that occur after business hours or on weekends will be assessed a fee of $67.50. Call our office if you are locked out. If you prefer, you may contact a locksmith or AAA.

How to Change Furnace Filter

It is the tenant's responsibility to change filters, instructions.

Smoke Detector won’t work when tested

Test with approved smoke detector smoke spray, replace battery.  Instructions to test smoke detector.

Smoke Detector beeps

Replace battery, check for proper wire termination connection.

No power to plugs or switches:

Check and reset breaker panel or replace blown fuses. Check and rest all GFI outlets (located in kitchen, bathrooms, utility rooms, and garages). Check if plug works off a wall switch.

Garbage disposal Does Not Work

When on, do you hear a buzz? If you do not hear a buzz, hit the reset button on the bottom of the disposal and test. If you hear a buzz, turn off disposal and unplug from wall. Mounted on the side of the disposal or side of cabinet may be an allen wrench. Put the wrench in the center shaft and twist back and forth (this un-jams the disposal).  Remove the object that is causing the obstruction, turn back on, and test. Repeat until the object is removed.  Instruction link.

No hot water

Check thermostat on tank for proper temperature setting. Check that thermostat is not set to “vacation”. Check and reset breaker in power panel. Check and reset button next to thermostat.  If the pilot light is off, then you will need to light the pilot light.

Hot water is too hot

Check thermostat on tank and turn down.

Plumbing or fixtures leak

Turn off water fixture, turn off water at supply line and contact us immediately.  If the problem that you are reporting is related to leaking water please note that sometimes leaks are hard to find or duplicate a second time,therefore, it is important that if the vendor is not able to locate the leak when they come out to your home the first time that you monitor the leak and report the issue again as soon as it arises.

Toilet is plugged

Plunge and test.

No heat

Check thermostat. Check that furnace covers are in properly. Check that a switch that looks like an ordinary light switch is turned on (located in or near the furnace room). Did you pay your utilities or issue and order to disconnect the utility?

Dishwasher won’t drain

Clean food out of bottom of dishwasher, instruction link.

Dishwasher grinds or no water is coming in

Turn off, if no water on the bottom pour two large glasses of water into the bottom and re-start. If problem continues, submit request and discontinue use.

Refrigerator too warm or too cold

Check thermostat in refrigerator is set correctly.

Water drips from freezer to refrigerator compartment

Remove all food and store in a cooler. Turn off refrigerator and allow to defrost. Turn refrigerator back on and replace food.

No Air Conditioning

Check all circuit breakers. Clean and replace filter and test.
No Electricity: Check all breakers, flip them hard to the OFF position and then hard to the ON position, Check all GFI in bathrooms, kitchens, laundry room, and garage.

How to Light The Gas Fireplace

Roof Leaks

Fill and submit the maintenance form ASAP.  Place a bucket under the leak to capture the water to keep if from damaging the flooring or additional items in the house. If the ceiling starts to bubble, that means the water is building up. Place a plastic sheet and bucket under the bubble and use a pin to poke a hole in the ceiling material to allow the water to escape and to keep the ceiling materials from caving in from the weight of the water. These two items will help lessen the damage until the rain stops and will allow the materials to dry quicker.  Roofing companies are unable to repair the leak while the ceiling and roof materials are wet so it is important for you to allow the water to escape and the materials to dry before the roofers can come out to repair

Ceiling Stains (New or Fresh)

Fill and submit the maintenance form ASAP