By clicking "I Agree" you are acknowledging that you may be held responsible for the full cost of any repair that could have otherwise been resolved using one of the tips in the maintenance FAQ. Please fully review the entire FAQ before proceeding to submit your maintenance request and try any related tips in order to avoid the possibility that the contractor's invoice would be charged back to you by the owner of the property. If you have further questions about any of these tips, please call at 214-228-5553, and the Service Department may be able to give you further instruction before you submit a written request.
Please note that a key will be released to contractor to access your property. Please make sure the upper keyless deadbolt or chain locks are disengaged. If contractor won't gain access, a $50 trip fee will be charged.
For tenant services, current tenant will need to log into his/hers account. Once logged in you can pay your rent, request maintenance repair.
Before submitting a maintenance request please read the following frequently asked questions. If a technician is sent to your property for something covered in this section, you will be charged for the maintenance.
Visible water leak: If you notice water leak appearing anywhere inside the property first try to locate the source of the leak and if possible turn off the water supply valve. These are located depending on leak location -under sink cabinets, next to toilets on the wall, on top of water heaters. Should a constant leak continue and unable to locate source but you believe it is a water supply line leaking, then contact your water supply provider about having the water meter shut off until a plumbing contractor can visit and asses the problem.
Slow or clogged drain: If you are experiencing slow or drains backing up- always try to use plunger on particular drain first in order to free up any local blockage in the drain line. If you have a major drain line blockage affecting entire property discontinue use of dishwasher and/or laundry/washer since these send a lot of water down a drain at once then submit maintenance request to our office.
A/C or heater not working: Dirty air filters are the leading cause of a/c or heat issues. Restriction of air flow puts increase strain on these systems, which in turn increases your utility bills. Make sure you change your air filters every 30 days on most systems or as needed by your properties particular set up. Even window a/c units have filters that need removed and cleaned regularly. If you're a/c unit is blowing- but not cooling, first check your thermostat settings then check to see if the outside condenser unit is running or not. The outside condenser unit must be running in order to provide cooling and many times a simple power surge can cause the breaker to trip on the unit. If the unit is not running, locate your breaker panel and see if breakers are marked. If not then simply turn each breaker to the off position and then back to the on position, one by one. Check to see if the outside condenser unit starts running. Some properties have a disconnect breaker located outside next to the condenser unit as well- check that to make sure it has not tripped. Heating is similar but you could have gas or electric heat. If your property has gas service – you probably have gas furnace for heating. Older units still have a gas pilot operation with instruction on how to re-light right on the unit panel. This is not too difficult and very similar to re-lighting a gas water heater. If your unit is electric heat – check thermostat settings then check to see if any breakers have tripped before placing a maintenance request. These simple items can get you're a/c or heat back in operation quickly.
Pest control: Pest Control is Tenant responsibility per your lease. We recommend every tenant have a pest control which could be purchased in your local Home Depot, Lowe's, and/or any hardware store.
Product such as Ortho Home Defense or Spectracide on hand for issues like that or you can contact our office for an Exterminator referrals.
Disposal not working: Garbage disposals can sometimes get stuck and quit working, sometimes by lack of use and a it's avery simple thing to correct. If you turn on your disposal switch and hear a humming sound turn the switch off because the motor is hung up. Disposals come with an allen-wrench tool that fits in a hole in the center of the underside of disposal. This will allow the motor to be turned and freed. If the allen-wrench tool is not under the sink, you can obtain one at most hardware stores. Another option is to use something sturdy enough down the top of disposal in order to get the motor to turn, not just the disposal grinding blades. Once the motor is free and turning, you can again turn on the power switch to see if disposal will run again.
If the disposal is not responding at all to the power switch, then it has tripped the internal motor reset, which is also located on the bottom side of disposal. Simply press the switch in to reset and try power switch again.
Garage gate opener: If you are having problem with garage door not wanting to close all the way- check to see if you have the safety-eye sensors at the bottom of each rail. These sometimes get dirty, blocked by leaves or knocked out of alignment. Sensors need to pointing at each other and green LED should be lid. Once the sensors are readjusted – the opener should function properly.
If that didn't help most garage door openers can be disengaged by red handle pull cord located on the garage opener's rail by the motor housing. Before pulling make sure there's no car or person in the garage door way. You can operate door manually until contractor can visit and check out the problem.
Smoke detectors: There are several different types of smoke detectors, most use a 9 volt battery as a power source or a back-up. You should change these batteries once a year and best time to remember to do this is when renew the lease.
If your smoke detector chirps occasionally by itself – then most likely the battery needs changed out. DO NOT JUST REMOVE THE BATTERY FROM THESE DEVICES – THE LIFE THEY SAVE COULD BE YOUR OWN!
Water heater: There are 2 types of water heaters. Electric and gas operated.
-Electric water heaters are on a dedicated circuit, which means there is a circuit breaker designated specifically for the water heater Check to make sure this breaker is not tripped for some reason.
-Gas water heaters have a pilot light function and instructions for these are located right on the water heater. Follow the instructions in order to re-light the pilot for water heater. It's a simple process.
If you notice a water heater leaking in any way immediately turn off the water supply valve located on top of the water heater You should test by turning on a hot water faucet at sink or tub to make sure water flow has stops. Then submit a maintenance request to our office.
Dishwasher leak: Random dishwasher leaks around the door normally occur if improper soap has been used in a dishwasher. If you have been using your dishwasher successfully then a leak appears- first make sure no liquid type soap was inadvertently placed in dishwasher- run the dishwasher empty and place a small amount of vinegar inside. This acts as a cleaning agent and can correct issues with dishwashers in many cases. You can also purchase a dishwasher cleaner at most home improvements stores that basically does the same thing.
Dishwashers drain into the side of the garbage disposal in many cases. Should debris from the disposal clog up the drain line connection, water will not drain out of the dishwasher properly. Also the drain hose under the sink should be looped up higher at one point than the connection to the disposal or be connected to air gap mounted on the sink. This prevents siphoning back down into the dishwasher from the sink drain pipe or disposal.
Certain electrical circuit not working: In most instances, power loss is due to tripped circuit breakers. Make sure you are know where your property has circuit breaker panel located in the case something like that happens. Some properties can have multiple breaker panels as well. These are located in many different locations such as garages, closets and even outside the property near the electric meter. Sometimes breakers do not appear tripped and the only way to reset a circuit is to make sure the breaker is turned completely to the "OFF" position – then back on, otherwise the circuit will not reset.
Another possible issue is with a GFCI - ground fault circuit interrupter circuit. These are commonly used in bathrooms, kitchens, outdoor outlets and garages. One of the outlets in this circuit has the "Test and Reset" buttons right on the outlet and can affect multiple locations at a property. If you have outlets in a bathroom that stopped working look for this GFCI outlet somewhere. Even possibly on one of the garage outlets or another bathroom etc… Some circuit breakers even have this GFCI feature right on the actual breaker as well.
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