You notice a maintenance problem

Report it right away. If it is an emergency call the office direct. If it is a non-emergency; send your written request to the office through our website, fax, email, USPS or walk it in to our office. Some problems may worsen if left unchecked. Tenants may be liable for the damage caused by unreported problems.

Some time has passed and no repair person has contacted me for an appointment

 Please call or email us so we may address the problem.

You have made an appointment with the repair person

Keep the appointment!! If no one is present when a repair person arrives at the appointed time, and you have not rescheduled the appointment, you will be charged for the service call.

The repair person failed to show up for the appointment

 Please call or email us so we may address the problem.

The repair did not hold

Please call us immediately so that we may have it corrected.

The repair is complete

Please call or email us so that we can note it accordingly.

Appliance / system not working

Make sure that everything is plugged in and all switches (breakers) are turned to the “ON” position.

Garbage disposal not working

“Stir” the disposal blades with the handle of a broomstick or other such item. This will often dislodge whatever is causing the unit to jam up. If this does not work, try pressing the reset button, usually found under the sink on the disposal unit. Disconnect power to the unit and then make sure no foreign object has been placed in the disposal. Things such as chicken bones, toys, bottle caps, onion skin, celery, chicken skin and more will get stuck in the blades and cause the disposal to stop working.

Heat / air conditioner not working

Shut off all of the switches at the breaker box, wait several minutes and then turn them all back on again.

Too little heat / air

Change (or clean) your heating / air conditioning filter. Clogged filters cause the system to work harder and impedes the flow of air through the ducts.

Electrical problems

Flip all breakers to the “OFF” position, wait a few minutes and flip them back on slowly (pause between each switch for a few seconds).

Range /oven

If it is a gas unit, call the gas company first. Sometimes they can fix small problems, such as the pilot light at no charge.

Water Leaks

If there is an exterior leak (lawn) call the water department first. If they inform you that it is not their responsibility, contact our office.

Windows / Screens

Windows and screens that are damaged during tenancy are your responsibility. If glass is broken, immediate replacement must be made with like-kind materials and quality. You may assign repairs that are your responsibility, but a professional job is expected. No deductions from rent will be permitted nor reimbursements of any kind made unless specific arrangements are made in advance.

1. Attempting to dispose of unacceptable items (ex: chicken skin, celery, egg shells, onion skins, artichokes, bones, potato peels, and much more).
2. Placing too much matter in the disposal at one time.
3. Running the disposal for too long or without enough cold water running.

Dishwasher

1. Leaving food residue on the dishes when placing them in the dishwasher.
2. Running it less than once every other month, causing the seals to dry out.

Range

1. Using oven cleaner on self-cleaning oven (ruins interior surface).
2. Grease accumulation on or around burners (can cause electrical fire).
3. Food spills and overflows (can clog burner lines, ruin elements).

Central heat / air

Failure to change (or clean; depending on filter type) the filter every two months, which can lead to emission of dangerous fumes, cause dirt build up in the coil or blower motor, as well as higher heating / ac bills.

Fireplace

1. Leaving the damper closed when starting a fire.
2. Using lighter fluid on wood.
3. Building too large a fire for the size of the fireplace.
4. Leaving the screen / glass doors open while a fire or embers are burning.

Bathroom

1. Foreign objects dropped into the toilet or tub and sink drains.
2. Using excessive amounts of toilet tissue at one time.
3. Flushing inappropriate matter (ex: cigarette butts, paper towels, etc.).
4. Grease and / or hair buildup in the pipes.
5. Not using the fan or opening the window while showering, causing mildew.
6. Water splashing out of tub / shower (damages floors, ceilings, causes dryrot).

Telephone wiring damage

Additional telephone jacks / wiring is NOT permitted without prior written approval. If approved, installation and removal must be performed by a professional technician.

Closets

1. Over-stuffing, which can cause sliding doors to slip off track and break.
2. Excessive weight hanging on the clothes rods, causing rods to fall / break.