We are pleased to offer the following tips and tricks in an effort to ensure your comfort and facilitate the fastest solution to your maintenance concern. By utilizing the tips and tricks below you will help identify the actual problem and prevent possible maintenance charge backs.

The air conditioner is not working

• Have you changed the vent filters recently? These should be changed every 30 days and it is your responsibility to keep them fresh.
• Have you checked the breakers? Try switching all of the breakers to the “off” position and then flipping them back to “on”.
• Is the air conditioner blowing air but not cold air? Shut the air conditioner unit completely down for a number of hours and then turn it back on- but please submit the work order anyway.
• Is the thermostat working? If it is a digital thermostat, try inserting new batteries.

The heat is not working

• Have you changed the filters recently? These should be changed every 30 days and is your responsibility to do so

• Have you checked the breakers? Try switching all of the breakers to the “off” position and then flipping them back to “on”.

• Do you have gas heat? Can you determine if the pilot light is out? If the pilot needs to be re-lit this will be your responsibility to either light it yourself or to hire a professional to light it. We recommend that you contact your gas provider.

• Is the thermostat working? If it is a digital thermostat, try changing the batteries

The garbage disposal is not working

• Have you checked the breakers to see if the GFCI outlet has been tripped?
• Is the garbage disposal making a humming sound? If so, run your hand along the bottom of the unit for a small button. Once you find the button, press it to reset the disposal.
• Is the disposal making a humming sound and not spinning freely? If you have lived in the home more than a month then it will ultimately be your responsibility to repair the disposal. On most models there is a place for an Allen Wrench in the center on the bottom which will help to free up the disposal.

The dishwasher is not working

• Have you checked the breakers?
• Have you tried the switches in the kitchen to determine if any work the dishwasher?

The ice maker is not making ice

• Have you determined that the water supply is turned on? The valve is either under the sink or behind the fridge.
• Have you looked in the fridge or freezer for a possible switch which would turn the ice maker on and off?

There is no hot water

• Have you just moved in to the home? If so and if this is a gas water heater then check the temperature setting on the unit- sometimes they are set to “vacation” and therefore the water is not very hot.

The toilet is overflowing

• Is there anything else drain related going on? (i.e. Water backing up into the tub or gurgling noises from other plumbing areas?) If it seems that the main line is stopped up or it is unclear where the stoppage is then please stop or postpone doing any laundry, running the dishes or flushing other toilets.

The toilet is not flushing properly

• Do you have a 1.6 Gallon per flush toilet? The truth is, it will take more than one flush to clear the bowl. This is often an unfortunate reality.

An electrical outlet does not work

• Where is the outlet? If it is in a bathroom, kitchen, garage, laundry area or outside it is likely a GFCI outlet that has been tripped. Sometimes in houses built in the 1990’s and early 2000’s the GFCI outlets can be fed from one location to another so it may be an outlet in the garage that has tripped and causing the outlet on the porch not to work.
• Have you checked the breakers? We recommend completely tripping the breakers and then resetting them. (Sometimes they can appear to be okay by visual inspection but they have actually been tripped). Also, for some newer homes the bedrooms have ARC fault breakers which trip when any sudden surge of electricity is detected in the circuit. They can be touchy and set off by things like irons, older lamps, vacuums and lightning.

The garage door is not working properly

• Have you held the garage door button on the wall down? If this will not work than this is evidence of the sensors being mis-aligned. Please try to align the sensors and make sure the corners of the garage door are free of belongings and common garage type items.
• Have you determined if the opener is getting power? Have you checked the breakers? We recommend completely tripping the breakers and then resetting them. (Sometimes they can appear to be okay by visual inspection but they have actually been tripped).

All routine maintenance requests must be submitted in writing, on our form, to our office. 

NOTE: Unauthorized repairs will not be NOT be reimbursed