Maintenance Troubleshooting Guide

Dishwashers

Many dishwashers drain through the garbage disposal. If the disposal is clogged or full of food waste, the dishwasher may not drain properly.

Before submitting a maintenance request, please check the following:

• Run the garbage disposal for a few seconds with cold water to clear the drain line.
• Ensure dishes are scraped of large food debris before placing them in the dishwasher.
• Check the bottom of the dishwasher for food or debris blocking the drain area.
• If you do not use your dishwasher often, please run it at least once per week. Long periods of inactivity can dry out seals and cause appliance issues.

Electrical Issues

Full loss of power should be reported to your utility provider. 

• Loss of power in part of your home: check the corresponding circuit breaker to ensure it is in the on position. Flip it entirely to the off position, then back to the on position. 
• Outlets near water (kitchen, baths) or outside will most likely be GFCI and have a “Reset/Test” button. See if reset restores power. Some homes have a GFCI master on the panel box. Some homes may have all bathrooms on one GFCI or all exterior outlets on one GFCI.
• Sometimes a light switch controls outlets. If you have one outlet that isn’t working, try to plug in a lamp, then try the light switch to test this out.

If these steps do not restore power, please submit a maintenance request through your resident portal with details about the affected outlets or areas.

Filters

Air filters must be replaced approximately every 60 days to help prevent HVAC issues. Dirty filters are the most common cause of system problems.

•  At move-in, please locate your filter and confirm the correct size.
• Media filters may require less frequent replacement depending on the type installed.
  
• For window or wall A/C units, filters should be cleaned rather than replaced.
• Repairs resulting from failure to maintain filters may be billed to the resident.

Refrigerator Water Filters

• Water filters in refrigerators are the resident’s responsibility.
• If your refrigerator has a filter indicator light, it indicates the filter needs to be replaced.
• Any refrigerator filter must be replaced prior to move-out.
  

Food Disposals

Proper use of your garbage disposal can help prevent jams, clogged drains, and damage. Residents may be responsible for repair costs resulting from improper use, foreign objects, grease, or negligence as provided in the Lease Agreement.

Proper Operation

• Turn on cold water before turning on the disposal.
• Turn on the disposal.
• Slowly feed small amounts of food waste into the disposal.
• Allow the disposal to finish grinding before turning it off.
• Continue running cold water for several seconds afterward to help flush the drain line.
• Please Do Not Put These Items in the Disposal
• Grease, oil, or fat
• Large amounts of food waste at one time
• Large amounts of egg shells, potato peels, rice, or pasta
• Fibrous materials such as corn husks or celery
• Glass, metal, plastic, utensils, or other non-food items
• Never pour grease or cooking fat down the disposal or any drain. Grease can harden inside plumbing lines and cause blockages.

Disposal Will Not Turn On

If the disposal makes no sound at all:

• Turn the disposal switch OFF.
• Check underneath the sink to make sure the disposal is plugged in, if applicable.
• Locate the small red reset button on the bottom of the disposal and press it.
• Check nearby GFCI outlets and reset them if necessary.
• Check the electrical panel for a tripped breaker. Turn the breaker fully OFF and then back ON.
• Turn on cold water and test the disposal again.
• If it still does not operate, submit a maintenance request.

Disposal Hums but Does Not Grind

If the disposal hums but does not grind, turn it off immediately. This usually means the disposal is jammed.

• Turn the disposal OFF and disconnect power by unplugging it or turning off the appropriate breaker.
• Use a flashlight to look for any visible foreign object.
• If an object is visible, remove it carefully using tongs or pliers.
• Many disposals have a hex-shaped opening in the center of the bottom of the unit. Insert the appropriate disposal wrench or Allen wrench and move it back and forth until the grinding mechanism turns freely.
• Remove the wrench.
• Allow the disposal to cool for several minutes.
• Press the red reset button on the bottom of the disposal.
• Restore power, turn on cold water, and test the disposal.
• If the disposal continues to hum, will not turn, or repeatedly trips the reset button or breaker, submit a maintenance request.

Sink or Dishwasher Not Draining?

• Many dishwashers drain through the garbage disposal. If the disposal is full or jammed, it may cause the sink to back up or prevent the dishwasher from draining.
• Make sure the disposal is operating properly and run it with cold water before submitting a maintenance request.
• Do not use chemical drain cleaners in the disposal or sink.
  

Frozen Pipes

Residents must take reasonable precautions to prevent frozen pipes. Damage resulting from failure to take reasonable precautions may be billed to the resident.

Preventing Your Water Pipes From Freezing

• Do not leave doors or windows open for extended periods.
• Disconnect outside hoses from exterior faucets.
• Turn off the water supply to outside spigots when possible.
• When temperatures approach freezing, heat must remain set at 65°F or higher. The heat from your home helps protect water lines located in exterior walls and ceilings.
• For pipes vulnerable to freezing, allow a small drip of water from a faucet overnight to relieve pressure and reduce freezing risk.
• Open kitchen or bathroom cabinet doors to allow warm air to circulate around plumbing.
• Insulate exposed pipes and seal air leaks that allow cold air near plumbing.
• Keep your water meter box lid closed to help prevent freezing.

If Your Pipes Freeze

• Open the cold water faucet nearest the frozen pipe to relieve pressure.
• If the pipe is accessible, gentle heat from a hair dryer, heat tape, or similar low heat source may help thaw the pipe.
• Never use a torch or open flame.
• If the frozen pipe is not accessible or you are unsure how to safely thaw it, submit a maintenance request.

If a Pipe Bursts

• Shut off the main water valve immediately.
• Contact management or emergency maintenance right away if water is actively leaking.

Heat and A/C

• Check to ensure the thermostat is in the proper position (“Auto” is usually the ideal setting). 
• Ensure that air filters are replaced, on schedule. A dirty filter can cause a system to fail.
• The thermostat battery needs to be changed if it appears dead, or indicates “Low Bat”
• Sometimes there is a power switch nearby the appliance. Switches for a furnace are frequently red as an easy indicator.
• If you have a gas fireplace please follow instructions indicated inside the paneling of the fireplace to light the pilot light.
• Frozen Compressor: Turn the system off, wait for it to defrost, then try it again. Notify us, as it will need service.
• Consider closing the damper/or vents in rooms you don’t use regularly to improve energy efficiency.  If you have just moved into a home, you may want to check on this.
  

Leaks/Water Intrusion

In the event of a leak, try to identify the general source if possible. Water may come from rain, an air conditioner, boiler, water heater, water supply lines, toilets, or drain lines.

• If possible, turn off the water supply at the nearest shut-off valve or the main water valve.
• Clean up water as best as possible to help prevent further damage.
• Avoid contact with electrical appliances or outlets if standing water is present.
• Notify management immediately

Active leaks or flooding that cannot be controlled should be reported to the emergency maintenance line.

If the water has been shut off or the leak is contained, the issue is no longer considered an emergency and should be reported through the resident portal.

Light Bulbs

• Replacing light bulbs (including exterior bulbs that are specific to your unit) is the resident’s responsibility.
• Please replace bulbs with the same type and appropriate wattage for the fixture.
• If you have bulbs that are too high to safely reach, we can arrange for maintenance to assist, and the service will be billed to the resident.
• If multiple lights stop working at once, check your circuit breaker before submitting a maintenance request.
• All light bulbs must be working at move-out.
  

Lockout Service

• During regular business hours, a key may be picked up and borrowed from our leasing office at no charge to the resident.
• The borrowed key must be returned within 24 hours, but may be dropped in the after-hours drop box if necessary.
• You will be required to verify your identity, and only residents listed on the lease may request a key.
• Management is not obligated to provide after-hours access. If you are locked out outside of business hours, you may contact a professional locksmith at your own expense.

If a locksmith changes the lock, it must be returned to our key system, and any related costs will be the resident’s responsibility.

Clogged Drains and Toilets

Residents are responsible for keeping shower, tub, and sink drains, toilets, and other plumbing fixtures clear. Blockages caused by resident use will be remedied by management at the resident’s expense. This includes, but is not limited to, hair clogs, food debris, grease, wipes, excessive toilet paper, improper dishwasher use, or foreign objects.

If maintenance is dispatched and the clog can be cleared with basic plunging or minor drain cleaning, a service charge may be billed to the resident account. Before submitting a work order, please try the following:

Clogged Toilet

1. Do NOT keep flushing. Repeated flushing can cause the toilet to overflow.
2. Ensure there is enough water in the bowl to cover the plunger cup.
3. Use a toilet plunger (flange style) and press firmly to create a seal.
4. Plunge 10–15 times in a row using steady pressure.
5. Wait for the water level to fully settle before attempting to flush again.
6. If needed, repeat the plunging process once or twice before submitting a work order.

Do not flush wipes, paper towels, hygiene products, or other non-flushable items.

Slow or Clogged Drains (Sink, Tub, Shower)

• Remove any visible hair or debris from the drain opening.
• Try plunging the drain.
• A small hand snake may help clear minor clogs.
• Do not use chemical drain cleaners (Drano, etc.), as they can damage plumbing.
• 

Running Toilet

If your toilet is continuously running, turn off the water supply valve located at the base of the toilet until maintenance can service it.

Smoke Detectors

Residents are responsible for replacing batteries and ensuring smoke detectors remain operational during the length of the residency. For your safety and the protection of the property, detectors should be tested regularly.

An intermittent beeping sound typically indicates a low battery and the battery should be replaced promptly.

If you suspect a smoke detector is not functioning properly after replacing the battery, please contact management immediately.

If your home is equipped with a carbon monoxide detector, residents are also responsible for replacing its batteries as needed.

Smoke and carbon monoxide detectors must remain installed and operational at all times. Missing detectors or detectors found inoperable due to removed or dead batteries may result in charges to the resident.