FOR EMERGENCIES ONLY: Dial 911, then 214.532.8892. There are few emergencies – fire, flood, uncontrollable water, gas leak, or any other potentially dangerous or hazardous situation. Generally, heat/air issues are not emergencies. These are high priorities, and we will repair the problem as soon as possible. Please review our Quick Fix Repair List. If your issue is not listed, or the Quick Fix Repair does not work, please submit a maintenance service request online.
Quick Fix Repair List
RANGE – Oven part doesn’t work – Check the breakers. Check the time bake feature on the oven. If the oven is set on time bake it WILL NOT HEAT. If the digital clock or oven light works, then the oven is only getting 110v, (only 1 leg of the 220v that it needs), so call us to schedule an electrician, not an appliance repairman.
FRIDGE– Top freezer leaking, fridge not cooling- On a top-freezer when the drain stops up water will back up turning to ice and eventually filling the air ducks with ice blocking airflow to the fresh food section causing it not to cool. You will also see a water leak inside the fresh food section. To repair this, remove the evaporator cover, (back or bottom of freezer) and then remove all the ice. Once all the ice is removed, you need to unclog the drain. You can do this easily by forcing hot water down the drain with a turkey baster or a squirt bottle. Once the drain is clear, you can also mix water and baking soda, and pour it down the drain to prevent this from happening again anytime soon. (Check your Lease as some units we do not repair the refrigerator and we never repair ice makers.)
DISHWASHER is not draining – If there is a garbage disposal, check that it is operational. Often when the garbage disposal stops up, the dishwasher does not drain. If it is not working, go to the Garbage Disposal Quick Repair Fix. If there isn’t a disposal, see if the kitchen sink is stopped up. If the line is stopped up, please let us know.
GARBAGE DISPOSAL does not 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.
AIR CONDITIONING doesn’t work. – Check all circuit breakers at the main panel, AND check the breaker at the outside condensing unit, where the wires from the condenser 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 condenser 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 (each central air system works to cool air by 15 to 20 degrees at a time).
HEAT doesn’t work. – Check that you have gas to your home. Many units have gas heat, gas hot water and a gas fireplace. Check that your gas bill is paid.
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 doesn’t work- change bulb, check that it is tight. Residents are responsible for replacement of light bulbs. Check breakers. If the bulb flickers, especially when doors are slammed, change to a higher quality bulb.
BREAKERS TRIP – Check all appliances on the circuit. Make sure you do not have multiple appliances on the same circuit. Move appliances off that circuit if possible. If this does not remedy the problem, please let us know.
OUTLETS/LIGHTS do not 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 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 does not work. Check all breakers. Check the batteries in the smoke detector. Note: Residents are responsible for replacing the batteries in your smoke alarm. If the alarm does not work after you have replaced the battery, please let us know.
GARAGE DOOR REMOTE does not 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 resident’s responsibility. In some duplexes the electric is connected to one side of the duplex. Check with your neighbor to make sure the power is on.
PESTS – Insect and rodent control is the responsibility of the resident. 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. Please do not leave pet food out. This will attract insects and rodents. Please do not have bird feeders as they attract rodents.
FIREPLACE – Be sure to open the vent before starting a fire. If smoke appears, extinguish the fire immediately. Do not use soft woods in fireplaces such as pine, fir & redwood 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.
GENERAL MAINTENANCE – Change air filters monthly. Clean carpets yearly. Check batteries to smoke detectors often. Wash and rinse the clothes-dryer lint screens as necessary.