Maintenance
SPRING/SUMMER TIME:
We understand that the current extreme heat is very uncomfortable, and we appreciate your patience during this time. Air conditioning systems are designed to lower the temperature by a certain number of degrees compared to the outside temperature. When the weather is unusually hot, the system may struggle to keep up.
AC units work by removing heat from the air inside your home. During extreme temperatures, the unit has to work much harder, and there are limits to how efficiently it can remove heat.
To help your AC work more effectively, try keeping blinds or curtains closed during the hottest parts of the day, use fans to circulate air, and avoid using heat-generating appliances like ovens during peak heat. MAKE SURE YOUR AIR FILTERS ARE CHANGED AND CLEAN, IN ORDER FOR YOUR UNIT TO WORK EFFICIENTLY.
Please watch the help videos for simple repairs to get your problem sorted out as quickly as possible.
If videos do not help you get the problem sorted out fill out the WORK ORDER form on your tenant portal/mobile app.
When is the tenant responsible for repairs? Examples but not limited to.
Clogged Toilet: Always use Liquid-Plumr (never Drano). (Dawn dish soap & Hot water trick unclogs toilet).
Clogged Sink/bathtubs
Broken Cabinet
Anything broken from abuse.
To many items on power strip. see breaker reset video (We bill for resetting a Tripped Breaker.)
Heat/AC Unit issues related to filters not being changed. (We bill for resetting a Tripped Breaker.)
Changing Locks
Damaged Walls, doors, fans, windows caused by tenant or visitors.
Pest Control (spraying for unsanitary living conditions. causing other tenants' issues, you will be subject to paying for other units). see video on how to prevent bugs.
Filing out a work order for the above items will be billed back to the tenant at $65 per hour (for in-house Maintenance) If we have to call a professional, you will be charged their invoice total bill. Filling out the work order is consenting to be billed for these items. Tenant will not be billed for anything caused from issues with the property.
Here is a list of videos that will help you get small issues fixed immediately and save you a repair expense.
ELECTRICAL ISSUES
Tripped Breaker - Loss of power to outlets, lights, fridge, stove, washer, dryer, etc
DRYER NOT WORKING
Dryer Diagnostics and Repair - Repair technician help
ELECTRIC STOVE ISSUES
Stove top Diagnostics and Repair
GAS OVEN ISSUES
Make sure you have the gas on and your bill is paid.
FRIDGE NOT COOLING
Check Breaker first
Fridge not cooling common problems
NO HOT WATER
-Check Circuit Breaker
-Make sure your gas bill is paid, or utilities have been turned on.
-If gas make sure the temperature setting is turned to the recommended setting
Electric hot water heater not working Diagnostics
HEAT NOT WORKING
-First check your filter. If it’s dirty the HVAC system is going to overheat (and will need to cool down-turn off system for an hour and retry your heater)
Next check batteries on thermostat and Breaker box
-Thermostat should be set 68-72 degrees. Heating above that is not efficient and only runs up utility bill.
Gas Furnace Not working Diagnostics and Repair
A/C SYSTEM NOT WORKING
-Check Circuit Breaker
-Check Air Filter
-Wash outside unit with water hose
-Thermostat should be set to 68-72 degrees. trying to cool below that is not efficient and will run up a utility bill.
A/c System diagnostics and Repair
WATER LEAK UNDER SINK
-Shut off valves to stop the leak
-Shut off water valves by hot water heater if leak continues
LOW WATER PRESSURE IN SINK
Cleaning screen in Faucet- 1 minute fix
BUG OR RODENT PROBLEM
-Clean up ANY food and keep all food sealed
-Do not let dirty dishes set in sink.
-wipe down surfaces and clean up after animals often (weekly or more often)
How To Make Peppermint Spray For Mice -
YOUR TOILET WON'T FLUSH
5 reasons why your toilet won’t flush: and how to fix it | (homesandgardens.com)
CLOGGED TOILET
Most common issue is tampons or toilet paper. This is a tenant's responsibility to have fixed.
How to unclog with Dawn Dish soap & Hot water
CLOGGED SHOWER DRAIN
Clogged shower drain fix - 5-minute fix (hair)
CLOGGED KITCHEN SINK
Still not fixed? Submit your work order on your mobile app or if emergency call Property Manager.
For an Emergency Contact Property Manager @ 417-214-1404 if no responds message us on Facebook Messenger
We're easy to get ahold of weekdays 9:00AM to 5:00PM. Whether you call us by phone, text or email us.