How can we help?
PLEASE NOTE: Contractor will not wait on the tenant to arrive; arriving late is also considered to be a missed appointment as management and/or landlord are charged for wasting contractors’ time. PLEASE be on time. You requested repairs to be made therefore you should make yourself available for the contractor to gain access. Thanks in advance for your understanding and consideration of our contractor’s time.
Please read the troubleshooting list below, before completing the maintenance request form. Tenants will be charged for a service call of $95.00 if the service person determines that the tenant failed to perform routine maintenance tasks as outlined below:
1. Smoke Detector won’t work when tested: Test with approved smoke detector smoke spray, replace the battery.
2. Smoke Detector beeps: Replace the battery, check for proper wire termination connection.
3. No power to plugs or switches: Check and reset breaker panel or replace blown fuses. Check and rest all GFI outlets (located in the kitchen, bathrooms, utility rooms, and garages). Check if the plug works off a wall switch.
4. Garbage disposal doesn’t 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 the disposal and unplug from the wall. Mounted
on the side of the disposal or side of the 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 it back on, and test. Repeat until the object is removed. DO NOT PLACE YOUR HAND/FINGER, ETC, OR ANY ITEM IN THE INSIDE OF THE DISPOSAL!
5. No hot water: Check the thermostat on the tank for proper temperature setting. Check that thermostat is not set to “vacation”. Check and reset breaker in power panel. Check and reset the button next to the thermostat.
6. Hot water is too hot: Check thermostat on tank and turn down.
7. Plumbing or fixtures leak: Turn off the water fixture, turn off the water at the supply line and notify the US immediately -PLEASE Place Bucket or Towel(s) down if Needed.
8. Toilet is plugged: Plunge and test.
9. NO HEAT: Check thermostat-Batteries and Settings. Check that furnace covers are in properly. Have you changed/ cleaned the filter. 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 an order to disconnect the utility?
10. Dishwasher won’t drain Clean food out of the bottom of the dishwasher.
11. 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 the problem continues, submit a request and discontinue use.
12. Refrigerator too warm or too cold: Check thermostat in refrigerator is set correctly.
13. Water drips from freezer to refrigerator compartment: Remove all food and store in a cooler. Turn off the refrigerator and allow de-frosting. Turn the refrigerator back on and replace food.
14. NO A/C: Check all circuit breakers. Clean and replace filter and test.
15. 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. Did you pay the electricity bill?
16. Sink and Tub Drain – Do your BEST to unclog the sink or the drain. Use Zip-it drain cleaning, Drano, Snake or Plunger. Clogs caused by Tenant are not the responsibility of the landlord. Landlords will address issues caused by tree roots, old pipes/worn that need to be replaced, and/or leaks.
17. The toilet isn’t flushing. Check the tank, reattached the chain to flush the lever.
What qualifies as an emergency issue?
As a rule of thumb, anything that can cause property damage or is a tenant habitability issue. We have set emergency protocols to meet legal requirements in all 50 states. See their specific emergency criteria below.
Leaks can cause property damage. This includes roofing leaks, lawn/sprinkler leaks, toilet leaks, and overflows, sink leaks, and HVAC leaks.
No functioning toilets in the house.
Sewage backups or sewage on-premises.
Water issues like no water, dirty water, or no hot water.
No heat in cold weather (under 45F; 55F if young children, elderly, or sick people are present)
No AC in hot weather (over 95F; 85F if young children, elderly, or sick people are present.)
Security and safety issues (broken windows, broken/open doors).
Cars blocked in by broken community gates.
Electrical outages (not caused by the power company) and loss of power to medical equipment.
Life-threatening emergencies like gas leaks, carbon monoxide leaks, and fires are directed to 911.