Your search results

Maintenance Request

Our goal is to provide prompt and courteous service to our residents. Therefore, please read carefully below the instruction when submitting your maintenance request.

For an emergency service request, please call 911 first then call our after-hour number at (984) 244-0717.

For a routine service request, please log in your tenant portal and submit a service request. Your request will be delivered to our Service Department and resolved as quickly as possible.

Please read this before submitting your repair request: Residential Rental Contract, paragraph 5, Tenant’s Obligations and paragraph 11, Damages, states that tenant shall be responsible for and liable to the landlord for all damages, defacement of, or removal of property whatever the cause, except such damage caused by ordinary wear and tear. In such event, tenant will be charged for the repair.

Over the years, we have received all kinds of requests. We found the following to be most common and we hope the information and instruction below will help you solve/fix the problem you are having.

Freezing Temperature is Here!

A few COLD weather tips:

Inside the house

Keep your house heated to a minimum of 65F°. The temperature inside the walls where the pipes are located is substantially colder than the walls themselves. A temperature lower than 65F° might not keep the inside walls from freezing.

Find the main water shutoff in your home. And, refresh your memory on how it works, in case you have to use it.

Open hot and cold faucets enough to let them drip slowly. In severely frigid temperatures, keeping water moving within the pipes will help prevent freezing.

Check that fireplaces, wood stoves and electric heaters are working properly. Make sure there are no combustible items near the heat sources and watch them closely, especially the first time in the season you use them.

Keep your fireplace flue closed when you are not using it.

Ask a neighbor to check the house regularly any time you’re away. If pipes freeze or if there’s a water leak, quick action could mean far less damage. If you plan to be away for an extended period of time, have the water system drained by a professional to keep pipes from freezing or bursting.

Be extra careful when using supplemental heating units. Make sure all combustible materials, such as drapes or chairs, are at least three feet away from any heating unit.

Outside the house

The weight of snow could damage your roof. Backed-up gutters might allow water to seep into your house. Vigilance is key during severe weatherâ??stay ahead of the potential hazards outside your home.

Keep sidewalks and entrances to your home free from snow and ice. You don’t want anyone to slip and fall.

Watch for ice dams near gutter downspouts. Ice dams can cause water to build up and seep into your house. Clear gutters of leaves and debris to allow runoff from melting snow and ice to flow freely.

Keep your garage doors closed. This will prevent weather damage to whatever is stored in there. Plus, if your garage is attached to your house, the home entrance door from the garage is probably not as well insulated as an exterior door so this will keep more heat in.

Drain water from outdoor faucets and sprinkler systems to keep those pipes from freezing.

Disconnect and store outdoor hoses; cover outdoor faucets with foam insulators.

Change your furnace filter at the start of the season and then every two to four months. Filters get dirty much more quickly if your home is dusty or if you have furry or feathery pets. Clogged or dirty filters are less efficient, which means your home might not warm up properly.

Clogged gutters and downspouts are the #1 cause of ice dams. Clean them out to keep water flowing during the winter.

Take care and stay warm!

Common Problems

Water Leaks: Urgent! Turn Water Off At the Source

Kitchen & Bathroom Sinks: Faucet Turnoff Knobs Is Under the Sink
Toilets: Knob is Behind Toilet
House Water Line: Check Closets, Outside Wall, or Crawl Space

Change Air Filter

HVAC Problems Are Often Caused by Dirty Air Filters – CHANGE THE FILTERS MONTHLY!!

Make sure the air filters in your rental home are changed on a monthly basis. Keeping the air filters clean will avoid a whole host of maintenance issues and problems. Maintenance calls which are found to be the result of dirty air filters will be billed to the tenant.
If your furnace will not turn on, and you realize that your air filters are dirty and suspect that may be the cause, turn off your furnace for an hour and then try to restart it. It could be the case that the blower motor has overheated or tripped an overheating sensor.

No Air Conditioning

Central Air

Make sure the thermostat is set on “COOL”.
Check to see that the motor is running outside. See if the fan is spinning on the unit and listen for any strange noises. If you hear noises, check to see if there are any leaves or other debris blocking it.
Check to see that the fan motor is running (under the house or near the furnace). If it is not running, check the vents to see if any air is flowing. If no air is coming out of the vents, check the filters. Replace with matching filters from Home Depot.

No Heat

Central GAS heat. If the fan is running, call to have your pilot light re-lit. During office hours, call our Office (544-0809). After hours, call local gas company. If the fan is not running at all, check the furnace fuse or circuit breaker.

OIL heat. Check your oil tank, by reading the gauge on it. In all likelihood, the tank is empty. Call your local oil supply company to have some oil delivered.

Power Outage

Check all your fuses and circuit breakers. Replace matching one at Lowe’s if fuse is blown. If breaker from the breaker box, toggle it off and then flip it back on.
If the power comes on and the fuse or breaker blows again, unplug all appliances that is attached to the fuse or breaker. You might want to start with the most recent added appliance prior to experiencing this problem. Replace the fuse or reset the breaker again and insert each appliance, one at a time, to see if a particular appliance item may be causing the outage.
If electricity remains off, call your local utility company. You may have forgotten to pay the power bill.

Garbage Disposal

Garbage disposals sometimes get stuck and stop functioning due to some obstructions like chicken bones, olive pit or other hard items that gets jammed between the blades and the casing. Unless there is something physically wrong with the unit, like cracked disposal, the tenant is responsible for unsticking the disposal. There are some good instructional videos on youtube.com like this one below. If our serviceman comes and he finds obstructions in the unit that keep it from working you will be billed $60 for the service.