Maintenance 101
We've provided some helpful maintenance tips below for our residents!
We believe in empowering our residents and property owners with the knowledge to tackle common maintenance issues. Our Maintenance 101 page is filled with user-friendly guides and helpful tips for do-it-yourself solutions. Of course, should you need professional assistance, our maintenance team is ready to assist at any time through our Resident Portal. Explore our Maintenance 101 section, and become your home's very own handyman!
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Dishwasher Won’t Turn On / Dishwasher Won’t Drain
- There is most likely a master switch, it will look like a light switch, located over the countertop near the dishwasher that controls the main power supply to the dishwasher, try this first.
- Clean food out of the bottom of the dishwasher. Clean float. Rinse dishes before washing. Use jet dry once a month. Jet dry prevents hard water build-up.
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Garbage Disposal Not Operating
- Make sure the power is OFF. Safety First!
- Check for blockage in the sink around the blades. Before putting your hands or utensil down the sink, make sure the unit is turned off. Never put these items down the disposal: chicken bones, onion peels, potato skins, rice, and corn husk!
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Is the garbage disposal making a humming sound?
- Run your hand along the bottom of the unit for a small button. Once you find the button, press it to reset the disposal Press the reset button (also located on the bottom of the disposal)
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Is the garbage disposal humming and not turning?
- Look for the disposal wrench attached to the disposal use it to turn the bottom of the disposal counterclockwise. Then press the reset button on the bottom of the disposal
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The Garbage Disposal Smells
- Grind lemon peels and ice to help prevent odors
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Toilet Runs Constantly
- Check for kink or disconnect of lift chain from the handle lever which is preventing the flap to seat properly
- If unable to stop the toilet run – turn off the water to the toilet using the knob behind the toilet until maintenance is able to access the problem. This will prevent high water bills
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Sink/Toilet clogs
- Use appropriate liquid drain cleaner from the local market.
- Use ball or flange plunger
- Make sure hair and grease are not disposed of in the toilet or sink
- Use a plunger with short, quick motions. You may need rubber gloves; it can get messy!
- For the sink, pour a pot of boiling water down the drain, pour in ½ cup baking soda. Let it sit for a few minutes. Then pour a mixture of 1 cup white vinegar and 1 cup hot water and let it sit for 5-10 minutes. Flush one more time with a pot of boiling water.
- For clogged bathtub and shower drains-pour boiling water down the drain to unclog hair and soap build-up.
- Sink, Tub, or Shower Clogged – Remove hair from the drain. Try pouring drain cleaner down the drain.
- Note: If the tenant caused a clog then you will be accountable for the bill.
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10 Things to Never Flush down the Toilet!
- Floss – not biodegradable
- Grease, Oil & Fat – like heart disease, these will decrease the flow of pipes over time
- Band-aids – these are plastic and not biodegradable
- Medications – contaminates the water supply
- Disposable Wipes – EVEN if they say you can, Don’t!
- Paper Towels – these do not break down like toilet paper
- Feminine Hygiene Products – including cotton pads and swabs
- Cat Litter
- Condoms
- Hair
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AC Not Cooling
- If the air filter has not been changed in 30 days, change it. Remember per your lease the filter must be changed a minimum of every 60 days. 95% of all service calls are due to dirty air filters
- If the digital thermostat is not working check/change the battery
- If you notice ice on the coils at the unit, turn off AC and submit a maintenance request
- Check thermostat setting – set Fan to “auto”, set system to “Cool”
- Check air handler/furnace – you should hear it “rumbling”, if not, check to make sure it is plugged in and switched on
- Check circuit breaker – make sure it is not ‘tripped’
- Check to be sure the drain line is not clogged
- Check the fan unit outside – is the fan spinning and clear of leaves and branches?
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How to Change an AC Filter
- Locate the air-intake grill otherwise know as the return that holds the filter.
- Open grill, remove the old filter.
- Replace with a new one
- IMPORTANT: airflow arrow on the filter to point in the direction air is traveling (being “sucked” to).
- A clean filter will ensure your A/C is running smoothly and keep electric costs to a minimum.
- More on air filters (link to an air filter page)
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No Heat/Hot Water
- Check to see if the hot water tank is leaking
- Check fuse box for tripped breaker switch
- If it’s a gas water heater, check to see if the pilot light is out, if you can’t turn it on, call your gas provider for instructions.
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Appearance of Mildew, moisture residue and mold
- Mold can grow almost anywhere that spores land and find moisture and a comfortable temperature
- Mold is typically found indoors at levels that do not affect most healthy individuals
- Almost every home gets some type of mold – the trick is to clean it up before it spreads
- The most visible type is mildew, which begins as tiny black spots. This is the stuff you see in grout lines in your shower, on damp window casings, etc.
- Check out this terrific site for more information on mold and how to clean it up: https://www.treatitlikedirt.com/how-to-clean
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Power Circuit Breakers & GFI Outlets - Checking & Resetting
- Some outlets are known as GFIs located near wet areas of your home (i.e. kitchen and bathrooms)
- When power becomes overloaded they will ‘trip’ (stop working).
- Press the reset button on them to power back on (usually a small button in the center of the outlet plate)
- Still not working? Check other GFI outlets in the home and reset. If that does not work, find the breaker panel and check for flipped switches. Flip back to “On” to restore power.
- Check appliances. Unplug all of them in the unit. Reset breaker, plug in one appliance at a time to find the faulty appliance.
- Contact your power company to inquire if there are power outages in your neighborhood.
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Washing Machine Not Working Properly or At All
- Check whether the washing machine taps are turned on at the wall.
- Check if the appliance at the wall is turned on.
- Check if the lid is closing properly.
- Check if the settings knob is pointed directly on the desired settings.
- If the machine has stopped halfway through the cycle you may have overloaded the machine and caused it to be out of balance. Try redistributing the wash evenly in the drum.
- Don’t overload the machine.
- ONLY use laundry detergent NEVER use dishwashing detergent.
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Dryer Not Working
- The dryer can automatically shut down due to overload of lint in the filter Check whether the filter needs to be cleaned out. Remember to always clean the filter out.
- IMPORTANT: Failure to clean the dryer is the leading cause of dryer fires. 2,900 home clothes dryer fires are reported each year and cause deaths, injuries, and millions of dollars in property loss
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Hot Water is “TOO HOT”
- Check the thermostat on the tank and turn down.
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No Hot Water
- Make sure the gas service is on if the gas HWH
- Check the thermostat on the hot water tank.
- Is the pilot light lit?
- Check breaker panels or fuses for flipped breakers
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Heater Not Working
- Make sure Gas service is on with the utility provider.
- Check the thermostat to ensure it is set and working properly.
- Try changing the batteries in the thermostat.
- Replace air filters.
- Ensure the Furnace covers on correctly
- Is the pilot light lit?
- Check breaker panels or fuses for flipped breakers
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How to Shut off Water to your Toilet in an Emergency
- Look for the valve which is located to the LEFT behind your toilet tank
- Turn the knob to the RIGHT (clockwise) to close the valve and stop water flow
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How to Shut off Water Supply to a Sink Faucet
- Turn off water from the faucet if possible
- Locate water lines below the sink which lead to water valves
- Turn water valves to the RIGHT (clockwise) to stop the water flow
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NEVER Pour Grease Down the Drain
- Collect liquid grease to be recycled
- Wipe pans clean with a paper towel
- Rinse pans with cold water
- Food scraps go in the garbage, NOT the garbage disposal
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How to Stop an Overflowing Toilet
- Reach down and turn OFF the water valve (turn valve CLOCKWISE)
- Remove toilet tank lid
- Lift up the fill valve (or float ball)
- Pull out the water tube
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How to Change the Water Filter in your Refrigerator
- Slow water flow from your fridge? Try changing the water filter
- The filter should be changed every 6 months
- Each fridge will have its own unique filter system – you can find details for each in the manual or by searching online
- Locate the filter, twist to the left to remove, twist right to install
- Some may have a push-button system
- Reset the filter button to reflect a new filter has been installed
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Refrigerator not staying Cool or Freezing
- Check the thermostat to make sure it hasn’t been turned way down by mistake.
- Be sure the vents on the back of the freezer compartment aren’t blocked by boxes of ice cream or frozen food packages-the vents have to be clear for cold air to circulate.
- Vacuum the coils under or behind the fridge. Clogged coils can cause poor cooling
- Clean the seals around the refrigerator doors to keep cool air from escaping
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How to Check Your Toilet for a Silent Leak
- Check for sounds of running water, trickling or hissing sounds
- Add 25 drops of food coloring to inside of toilet tank
- Wait 15 minutes…if no dye shows up in toilet bowl, no leak exists
- If dye appears in the bowl, the toilet needs repair. Please log a maintenance request through your tenant portal
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How to Get your Key Unstuck from a Deadbolt
- First, realign key so it is in a vertical position (12 o’clock)
- Apply light pressure to smaller disc around the key (called a plug)
- Pull and remove the key from the lock
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How to Stop the “Chirp” in the Smoke Detector
- Call the maintenance line immediately if you hear a persistent chirp or beep from a smoke or co detector so that it can be replaced.
- IMPORTANT: Do NOT Remove Smoke Detectors. They are required by law.
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How to Troubleshoot Low Water Pressure
- While low water pressure can be annoying, it is often easily remedied
- This is a useful guide on ways to troubleshoot this issue
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How to Prevent Condensation/Sweating on Windows
- Condensation is caused by high humidity in your home
- Run vent fans in bathrooms when showering to prevent condensation
- Turn off vent fans in the kitchen when cooking
- In extreme situations you may need to install a dehumidifier in your home
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Potential Charges to Tenants
- The cost for any maintenance repairs that are deemed to have been caused by your actions or negligence.
- Missed scheduled appointment
- Office key copy to the property does not work
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Here’s a simple step-by-step guide on how to unclog a dryer vent
- If you have an electric dryer, unplug the machine, or if its a gas dryer, simply turn the supply valve off.
- Pull the dryer away from the wall about a foot or so.
- Disconnect the duct from the back of the dryer.
- Vacuum out the vent with a vacuum cleaner or shop vac.
- Vacuum out the duct or use a dryer duct-cleaning brush.
- Now locate the vent on the exterior of the property and remove the cover.
- Vacuum the exterior vent.
- Once you;ve concluded that all lint and debris has been removed from the vents, that no damage has occurred and all safety codes have been followed, go ahead and put it all back together.
- Reattach the vent cover outside.
- Reattach the duct to the back of the dryer.
- Plugin (if electric) or twist the valve open (if gas).
- Push the appliance back toward the wall.
- It's a good idea to test that everything is secured properly and functioning appropriately while you're still on-site, so a best practice would be to test the tumble air-dry function for a few minutes before you jet.
