Maintenance Request

Instructions to a current tenant

Please review our Quick Fix List below. If your problem isn't listed, or the Quick Fix doesn't work, please submit a maintenance request online using the link on the bottom of this page.



DISHWASHER is not draining - If there is a garbage disposal, check that it is operational. Often when the garbage disposal stops up, the dishwasher cannot drain. If it is not working, go to the Garbage Disposal Quick Fix. If there isn't a disposal, see if the kitchen sink is stopped up. If the line is stopped up, please call us.

GARBAGE DISPOSAL doesn’t work - Turn off all breakers to the house, including the main breaker. Make sure there is nothing in the garbage disposal- If something has lodged inside, try to remove the object with something other than your hand. After that, push the reset button (it's usually red) on the bottom of the unit. Then turn the breakers back on, and see if that fixed the problem.

WATER HEATER doesn’t provide hot water - Make sure the pilot light is on, if not on, consult manufacutrers' instructions for lighting the pilot light. Instructions can be found on the water heater itself.


AIR CONDITIONING doesn’t work. - Change your filter every 30 days! This is extremely important, and will lower your utility bill, as well as improve the air quality in your home. Check all circuit breakers at the main panel, AND check the breaker in the box for the outside unit (where the wires from the condensor enter the house. Sometimes during hot weather, or if the circuit overloads, the A/C breaker will trip. Change the filter every month and keep the area around the outside condensing unit free from tall grass & debris, and hose down the exterior condensor occasionally to keep the fins clean. In very hot weather, the AC system may not be able to cool the house as low as you would like- AC systems have their limits.


KITCHEN SINK is stopped up - First, fill each side of the sink with about 2” of water. If one side of the sink drains freely, plunge the stopped up side with a household plunger...the stoppage should be minor, and should come free. If both sides are stopped up, plug the sink drain on one side with a wet rag, and use the plunger on the other side.

BATH SINK is stopped up – Remove the sink stopper if possible, fill the sink with about 2” of water, and plunge with a household plunger.

BATH TUB is stopped up – Fill the tub with about 2” of water, cover the overflow opening with a wet rag to seal off airflow, and plunge with a household plunger.

LOW WATER PRESSURE – Unscrew the faucet aerator (the round cylinder part where water comes out of the faucet). There is a filter inside that will get clogged with dirt/debris. Clean it out and replace it. For shower heads, unscrew the head, clean out any dirt/debris. CLR will help unclog mineral buildup from shower heads.


LIGHT FIXTURE flickers, or doesn’t work. First, change the bulb with a quality bulb, and check that it is tight; tenants are responsible for replacing bulbs. You must check the wattage of the bulb. Most light fixtures have a sticker on the socket that specifies a certain wattage, (often 60W). Exceeding that wattage, or using a very cheap bulb will frequently cause problems. Cheap bulbs may flicker, for example, when a door is slammed. Finally, reset any tripped circuit breakers. To reset a breaker, you must first push it completely to “Off” to clear the trip, then push back to “On”.

BREAKERS TRIP – Check all appliances on the circuit. Make sure you don't have multiple high draw appliances on the one circuit. Move appliances off that circuit if possible.

OUTLETS/LIGHTS don’t work in sections of home – Check all circuit breakers. To reset a breaker, you must first push it completely to “Off” to clear the trip, then push back to “On”. If this doesn’t work, check the GFI plugs, which are usually located in the garage, patio, kitchen and/or bathroom. Push the reset button on the GFI plug. Sometimes there are more than one GFI, so check around the house so that you are aware when an electrical problem occurs.


SMOKE DETECTOR doesn’t work. Check all breakers. Check the batteries in the unit. Note: Tenants are responsible for replacing the batteries in your smoke alarm. If the alarm does not work after you have replaced the battery, contact us.

GARAGE DOOR REMOTE doesn’t work. Check all breakers. Try the garage door opener button on the wall. If the opener works, change the batteries in the remote. This is the tenant’s responsibility.

PESTS - Check your lease - normally insect and rodent control is the responsibility of the tenant. Infestations can be avoided by proper cleaning and storage of food. Even though many good products can be purchased at your local home store or supermarket, we only recommend the use of a professional exterminator because of the poisoning danger involved.

FIREPLACE Be sure to open vent before starting a fire. If smoke appears, extinguish the fire immediately. Do not use soft woods in fireplaces such as pine, fir & redwood or duraflame logs etc… These types of woods and logs can cause a coating on the flue that can cause fires. Use woods such as oak, almond and walnut. When removing coals from the fireplace, always be sure the coals are cold. Never put hot or warm coals in a container such as a garbage can. Store any warm or hot coals away from combustibles and the house for at least two days before disposing of them.



- Perform repairs beyond those listed under the Quick Fix List unless authorized by our office.

- Miss an appointment with a vendor, or report a problem that doesn't exist. You may be liable for their charges.

- Use oven cleaner on a continuous clean oven. This will alter the performance of the continuous clean feature. Instead, turn on to 450 degrees and leave on for several hours before wiping out. wipe out. Do not leave oven on and unattended. On regular ovens use an oven cleaner. On self cleaning ovens, follow manufacturer instructions.

- Wash draperies. Call our office for instructions regarding such item.

- Deduct any unauthorized or pre-authorized maintenance expense from your rent. If our office authorizes you to perform maintenance; you must submit receipts for reimbursement.

Click here to fill out the Maintenance Request Online

We will contact you within 24 hours or the next business day to make arrangements for the repair or maintenance. After a technician has been assigned to your maintenance issue, they will notify you of their estimated time of arrival. If you have not been contacted within 2 days, please call us and inform our representative. If a problem still exists or occurs after the repair was made, you must contact us, or you may be responsible for any additional damages that occur.