Do you have a Maintenance Issue?
Please submit your maintenance request below after reviewing tips and tricks.
NOTE: Requests are reviewed Monday through Friday from 8:30 a.m. to 5:00 p.m., with the exception of holidays.
IF YOU HAVE ANIMALS, PLEASE HAVE THEM CRATED OR CLOSE THEM IN A BEDROOM OR BACKYARD IF YOU WILL NOT BE HOME FOR A MAINTENANCE VISIT!
For after-hours EMERGENCY maintenance, call our office at (979) 450-2259
Useful Maintenance Tips. If you have checked the following items and still have a maintenance request, please use your tenant portal to submit a request.
Tips for Air Conditioning and Heating Unit:
• A/C filter needs to be replaced or washed every three to four weeks. This will prevent damage to the unit and will keep the unit operating more efficiently. Any service call and/or damage to the unit due to a dirty filter will be charged back to the resident.
• For window a/c units, you must avoid setting the temperature control on high, with the fan setting on low, in order to prevent damage to the compressor, resulting in a resident charge.
• It is better to leave the a/c running if you are going to leave your dwelling for only a few hours. Put your thermostat at about 5 to 8 degrees higher than the desired temperature. This will also reduce your electricity consumption and cool your unit more efficiently.
• If your a/c unit is not cooling or heating
1) Check if it is on the correct temperature setting.
2) Check the breaker box to make sure that the breaker has not been tripped.
3) Check if you have a clean filter.
Tips for Best Results from Your Dishwasher:
1) Before running your dishwasher, turn on the hot water at the kitchen sink to purge the cold water from the pipes. The water must be 130-140 degrees Fahrenheit to properly activate the detergent. USE ONLY DISHWASHER DETERGENT NOT DISHWASHING SOAP. (CAUTION: WATER TEMPERATURES OVER 130 DEGREES CAN CAUSE BURNS)
2) Rinse dishes thoroughly.
3) If the dwelling has a garbage disposal, run it to remove any food that might otherwise back into the dishwasher when it drains.
4) Start the dishwasher immediately after adding detergent.
5) Every 6 months fill a coffee cup with white vinegar. Set it on the top rack of the dishwasher with no dishes and run through a complete cycle. This will help clean the dishwasher of any residue.
Tips for Garbage Disposal:
1) Turn the water on before you start feeding the garbage disposal and let it run a few seconds after.
2) Do not put any grease, metal or any hard object in the garbage disposal – for example, chicken bones, un-cooked carrot, bottle caps, can tabs, vegetable peelings, etc.
3) Do not stuff your garbage disposal and try to turn it on.
4) Do not put drain cleaner in your garbage disposal.
5) If your garbage disposal is not working, check the following: Check the reset button (usually located on the bottom of the disposal). If the reset button has popped up, push the button back in.
6) Check the breaker box to see if the breaker is on. If not, flip it back on.
Please follow these guidelines to avoid service charges being charged back to you (the resident).
Tips for Best Results from Your Washer and Dryer:
1) Do not overload.
2) If your washer stops during the spin cycle and does not start up momentarily the clothes may be off-balance. Rearrange the clothes in the washer so that they are evenly distributed.
3) Always clean the lint trap before using the dryer.
Tips for Faucets, Bathtub, and Toilets:
1) Report any leaks or running water to the office immediately.
2) If the toilets are running, it is best to turn the water off at the shut-off valve until the repair can be made.
3) Toilet stoppages are the responsibility of the resident. To prevent stoppages, please do not flush Q-tips, sanitary napkins, paper towels, “flushable” wipes, etc. down the toilet.
4) In case of stoppages, remove the tank lid and push the flapper down to stop the water from flowing into the toilet bowl.
5) All plumbing stoppages will be charged back to the resident unless found to be in the mainline.
Tips for Lawn Care:
1) The perimeter of your unit should be free of debris.
2) Any gates that are not opening and closing properly or that have been locked by you need to be reported to the office.
3) If lawn care is provided for you, pets need to be out of the yard area or the lawn service company will not be able to mow, edge, etc. and it will then become the resident’s responsibility to mow.
4) Please pick up after your pet.
Preventing Frozen Pipes
By taking a few simple precautions, you can save yourself the mess, money, and aggravation frozen pipes cause.
• Disconnect garden hoses and, if practical, use an indoor valve to shut off and drain water from pipes leading to outside faucets. This reduces the chance of freezing in the short span of pipes just inside the house.
• When the temperature drops just a trickle of hot and cold water might be all it takes to keep your pipes from freezing. Let warm water drip overnight, preferably from a faucet on an outside wall.
• Open cabinet doors to allow heat to get to un-insulated pipes under sinks and appliances near exterior walls.
• Before you go away set the thermostat in your house no lower than 55°F (12°C).
• Ask a friend or neighbor to check your house daily to make sure it’s warm enough to prevent freezing or Shut off and drain the water system. Be aware that if you have a fire protection sprinkler system in your house, it will be deactivated when you shut off the water.
• If your pipes freeze, don’t take chances. If you turn on your faucets and nothing comes out, leave the faucets turned on and call a plumber. If you detect that your water pipes have frozen and burst, turn off the water at the main shut-off valve in the house; leave the water faucets turned on. (Make sure everyone in your family knows where the water shut–off valve is and how to open and close it.)
• Never try to thaw a pipe with a torch or other open flame. Water damage is preferable to burning down your house. You may be able to thaw a frozen pipe with the warm air from a hairdryer. Start by warming the pipe as close to the faucet as possible, working toward the coldest section of the pipe. Do not use electrical appliances in areas of standing water because you could be electrocuted.