- Troubleshooting Guide
Before completing the maintenance request form, please read the troubleshooting guide below. Completing these steps can save you money! Residents will be charged for a service call if the service technician determines the resident failed to perform routine maintenance task as outlined below:
Smoke detector will not work when tested:
Replace batteries and ensure smoke detectors are relatively new.
Smoke detector beeps:
Replace battery and check for proper wire termination connection.
No power to plugs or switches:
Check and reset breaker panel or replace blown fuses. Check and rest all GFI outlets (located in kitchen, bathrooms, utility rooms, and garages). Check if plug works off a wall switch.
Garbage disposal does not work:
When on, do you hear a buzz? If you do not hear a buzz, hit the reset button on the bottom of the disposal and test. If you hear a buzz, turn off disposal and unplug from wall. Mounted on the side of the disposal or side of cabinet may be an allen wrench. Put the wrench in the center shaft and twist back and forth (this un-jams the disposal). Remove the object that is causing the obstruction, turn back on, and test. Repeat until the object is removed.
No hot water:
Check thermostat on tank for proper temperature setting. Check that thermostat is not set to “vacation.” Check and reset breaker in power panel. Check and reset button next to thermostat.
Hot water is too hot:
Check thermostat on tank and turn down.
Plumbing or fixtures leak:
Turn off water fixture, turn off water at supply line, and notify our company immediately.
Toilet is plugged:
Plunge and test.
Check thermostat. Check that furnace covers are in properly. Check that a switch that looks like an ordinary light switch is turned on (located in or near the furnace room). Did you pay your utilities or issue and order to disconnect the utility? If a gas furnace, make sure the pilot light is lit.
Dishwasher will not drain:
Clean food out of bottom of dishwasher.
Dishwasher grinds or no water is coming in:
Turn off dishwasher. If there is no water on the bottom, pour two large glasses of water into the bottom and restart. If problem continues, call The Property Society, LLC, and discontinue use. If dishwasher will not turn on, check switch usually located behind the sink. The switch looks like a light switch.
Refrigerator too warm or too cold:
Check that thermostat in refrigerator is set correctly.
Water drips from freezer to refrigerator compartment:
Remove all food and store in a cooler. Turn off refrigerator and allow it to defrost. Turn refrigerator back on and replace food.
No air conditioning:
Check all circuit breakers. Clean and replace filter and test.
Check all breakers, flip them hard to the OFF position, and then hard to the ON position. Check all GFI in bathrooms, kitchens, laundry room, and garage. Replace any blown fuses.
- Resident Responsibilities
Before submitting a service request, residents must review the troubleshooting guide and attempt to resolve the issue firsthand. If a maintenance request is submitted, residents must make the home available by securing any pets in a bedroom or outside and coordinate a time to be home. If a technician is unable to enter the property, than a trip charge will be assessed to the resident.
Unless otherwise stated in your lease, residents are responsible for the maintenance and care of the lawn.
Unless otherwise stated in your lease, residents are responsible for pest control.
Residents are responsible for changing air filters once a month. For a $55 hourly charge, The Property Society, LLC, will arrange for a technician to change the filters on a monthly basis.
Residents are responsible for maintaining the pilot light. For a fee of $55.00, The Property Society, LLC, will arrange for a technician to light the pilot light.
- Reporting an Emergency
If an emergency arises and either you or the property is threatened, please contact the office immediately at (512) 282-7393.
- Reporting a Service Request
Click here to log in to your personal account to submit work orders.