Garbage Disposal

ISSUE: Humming Sound – use the Jambuster tool to turn the blades and unjam the disposal

*if you were not provided a Jambuster tool at move in (would be under kitchen sink) please let your property manager know so that we may provide one for you.

ISSUE: No Noise At All – Press the reset button at the bottom of the disposal.

ISSUE: Leaking Water – No troubleshooting needed. Please refrain from using kitchen sink and clean up any water in the cabinet. Submit a maintenance request through your Resident Portal.

ISSUE: Section of the home has lost power – check your GFCI outlet (usually located in kitchens, bathrooms and garage) and press the reset button. If that doesn’t restore power, locate your breaker panel and check to see if the breaker designated for the area without power has tripped from ON to OFF.  If so, switch the breaker back to the ON position and all power should be restored.

If neither of the above tips restore power, please submit a maintenance request through your Resident Portal.

 ISSUE: Dishwasher Not Draining – could be an issue with the dishwasher, the drain from dishwasher to sink and/or the drain from the sink to your main line.

 TIP: IF the dishwasher is not draining AND your kitchen sink will ALSO not drain, try running the garbage disposal for a few seconds to help clear any issues in the line. This will also be evident if when you drain the dishwasher, water comes out of the air gap at your sink rather than going into the drain.

TIP: If your kitchen sink drains fine and the above tip did not clear anything, but your dishwasher still will not drain, please submit a maintenance request through your Resident Portal.

ISSUE: Air Conditioner is not blowing cold air

ISSUE: Air conditioner does not have much air flow

ISSUE: Ice has formed around the line to the condenser

Prior to submitting a maintenance request, please ensure that your air filter has been changed on a routine basis (every 3 months).

Your air filter is usually located inside the bottom panel of your FAU (forced air unit) or behind an air intake in a hallway or ceiling.

Aside from changing the air filter, all other service will need to be done by a licensed vendor.  Please submit a maintenance request through your Resident Portal.

ISSUE: Unit is Chirping – follow directions on detector. The number and sequence of chirps will tell you if the unit needs a new battery or needs replacement.  Please replace battery if needed. If detector needs replaced, please submit a maintenance request through your Resident Portal.

ISSUE: Several Detectors All Beeping – please submit a maintenance request through your Resident Portal.

ISSUE: Water is Not Hot: Check the ignitor on the water heater to see if the pilot light has gone out.  The unit should provide instructions for relighting.  If you are not successful getting it lit, the Gas Company will come out and light the pilot free of charge. You can contact them directly for an appointment.

ISSUE: Leaking – If upon checking the ignitor, you find that your water heater is leaking, please follow these steps:

1. Turn off the supply line valves at the top of the water heater. One for cold water going into the unit and another for the hot water to leave the unit.

2. Shut off the gas supply line valve, usually on the lower section of the water heater.

3. If the water heater leak is coming from the water heater itself, and not from the supply line at the top of unit, you will need to drain the water heater to prevent secondary damage. At the bottom of the water heater, there will be a hose connection where you can connect a hose and drain the water heater to direct the water to the outside of the home.

4. Lastly, please submit a maintenance request through your Resident Portal.

ISSUE: Opener will not work with the remote – check/change the batteries in your remote control. If that does not resolve the issue, please check the instructions on your opener (or google if instructions are not there) on how to reprogram the remote with the opener.

ISSUE: Garage door won’t close unless I hold the button down – check the sensors at the bottom of each door track.  They should both have green lights on them.  Loosen set screw to readjust and align sensors.

ISSUE: Garage door will not open/close or door is crooked – check the torsion spring across the top of the garage door (or along the side of garage door) to see if it has broken.  If so, take a photos and submit that photo with a maintenance request through your Resident Portal.

ISSUE: No Power – In the event that the door needs repair or you have lost power in the home, there is an emergency release cord on the track of the garage door that will allow you to open/close the door manually.

ISSUE: Sink, toilet, shower, etc is not draining – Plumbing clogs are considered a tenant responsibility item. We can send you information on a recommended plumber if needed OR you may try to correct the problem using over the counter drain clog products. There are also tools to assist in clearing the drain, similar to item pictured below, that you can find online or a local hardware store.

ISSUE: Several Drains Clogged – If you are experiencing more than one item in the home backing up at the same time, this could indicate a main line clog and should be handled immediately. Please submit a maintenance request through your Resident Portal.  *This issue could still potentially be your responsibility to cover any charges as owners are only responsible if the issue is caused from tree roots penetrating the main line.