Maintenance

If you are experiencing a property maintenance emergency, please take the following steps: Call our hotline at 303-578-8065 Submit the issue through your tenant portal.

An emergency typically involves situations that could lead to property damage or pose health and safety risks to residents. Here are some examples: Fire: Call the Fire Department immediately. Gas Leak: If you suspect a gas leak, evacuate your home and call 911 right away, then contact your gas company. Loss of Heat: This is considered an emergency if outdoor temperatures drop below 40 degrees. Please perform some basic troubleshooting before submitting an emergency maintenance request. Loss of Hot Water: For homes with gas water heaters, check if the pilot light is lit. If it’s out, contact your gas company for assistance in relighting it at no charge. If this doesn’t resolve the issue, please report it as a maintenance emergency. Water Intrusion/Flood/Broken Pipe: Immediately turn off the main water valve and contact us. No Electricity: If only certain areas of your home are without power, this is not classified as an emergency. First, check all GFI outlets—they may have tripped. If we send someone out and find that a GFI outlet was the issue, you will be responsible for the service fee. Next, check the breaker box; if necessary, reset the main breaker by turning it off and then back on. Lastly, if everything appears normal on your end, check with neighbors or contact your local utility company for any widespread outages.

For non-emergency issues, we ask that you submit your maintenance requests via your tenant portal. Before doing so, please complete some basic troubleshooting for common problems (see below). Once you submit your request, you can expect a response from our team within one business day outlining the next steps. If we dispatch a contractor for repairs, they will reach out directly to schedule an appointment with you. Please ensure that you either keep your scheduled appointment or provide at least 24 hours' notice if you need to reschedule. Failure to attend your appointment without prior notice may result in a "No Show" fee. Feel free to modify any sections further to better fit your style or specific needs!

If your furnace is not functioning properly, please follow these steps: Watch this video Check the Thermostat: Ensure it has batteries and that they are fresh. Verify that it is programmed correctly. Inspect the Furnace Panel: Locate the panel on the front of the furnace where the filter is installed. Remove the panel and reattach it securely; sometimes, it can vibrate loose and disrupt operation. Toggle the On/Off Switch: All units have a toggle switch or light switch. Flip it off and then back on. Check the Pilot Light: Is the pilot light lit? If not, you may need to relight it according to your furnace’s instructions. Examine the Furnace Filter: Is the filter dirty? A clogged filter can impede airflow and cause the furnace to malfunction.

If your garbage disposal is not functioning, the issue may be caused by an obstruction in the blades, preventing them from spinning, or it could indicate that the motor has burned out. If we need to send a contractor to unclog the disposal, please note that you will be responsible for the service charge. To troubleshoot the problem yourself, watch this video and follow the steps provided. If these steps do not resolve the issue, please submit a maintenance request via the tenant portal for further assistance.

If you notice that the housing of the disposal is cracked or leaking water, it will need to be replaced. Unfortunately, there is no fix for this issue. Please submit a maintenance request via the tenant portal.

Attempt to unclog it using a plunger. If the issue persists, please submit a maintenance request via the tenant portal for further assistance.

If only certain areas of your home are without power, this is not considered an emergency. Begin by checking all GFI outlets, as they may have tripped. These outlets can be found in various locations throughout the house, including the garage, bathrooms, kitchen, and exterior areas. Please note that if we send someone to address an electrical outage and it turns out to be a tripped GFI outlet, you will be responsible for the service fee. Next, inspect the breaker box to see if the main breaker needs to be reset. To do this, flip the main breaker to the OFF position and then back to ON. If the main breaker appears to be functioning correctly, check with your neighbors and contact your local utility company to see if there is a widespread outage. If these steps do not resolve the issue, please submit a maintenance request via the tenant portal for further assistance.

Replace the batteries. For additional troubleshooting tips, please refer to this article. If the issue persists, please submit a maintenance request via the tenant portal for further assistance.

Follow these steps after watching the video:  ​ Open the Fireplace Grill/Panel Raise or lower the cover at the bottom of the fireplace to access the interior. Most units feature an ignition button inside. If your unit lacks an ignition button, you will need to light the logs with matches and then turn on the key valve after igniting the pilot light. Turn on the Pilot Light and Gas Line Locate the gas line inside the fireplace unit. Ensure the valve is turned so that it runs parallel to the gas line; if it’s perpendicular, the gas line is off. Find the control knob. This knob will be marked with "On," "Off," and "Pilot." If it is not already in the "Off" position, turn it to "Off" and wait a few minutes before proceeding to light the pilot light. Light the pilot light: Turn the knob to "Pilot." Press down on the control knob while simultaneously pressing the ignition switch once every second. Stop pressing the ignition switch when the pilot ignites. Continue holding down the control knob for 30 seconds before gradually releasing it. If the pilot light does not ignite, repeat this process after a few minutes, as it may take some time for gas to reach the fireplace if it has been off for a while. Once you have a steady pilot light, turn the control knob to "On." Quickly step away from the fireplace to avoid burns. If your fireplace has an ignition button, switch it to "On." If there is no ignition button, use a long match to ignite the gas logs while turning on the key valve to allow gas flow. The flame height will depend on how much gas you allow in through the key valve. Turn on the Fireplace Most units have a wall switch; others may have a hidden switch inside. Ensure that either switch is turned on after lighting the pilot light. If these steps do not resolve the issue, please submit a maintenance request via the tenant portal for further assistance.

To prepare for potential flooding, it's important to know how to turn off the main water line. Typically, the main water line is located in the utility room or closet, near the water heater. The valve is usually situated within 3 to 5 feet of where the water main enters your home. If you don’t see it on the front wall, check in a mechanical room or near the water heater or furnace. In homes with a crawl space or slab construction, the shutoff valve may be located just inside the crawl space.

For minor plumbing issues, you don’t need to turn off the water supply to the entire house. Instead, you can simply shut off the valve behind the specific appliance or fixture that is causing trouble. Here are key locations for primary shutoff valves: Behind the Washing Machine: If you notice a leak from the washer hose or an overflow, limit water damage by pulling the unit away from the wall and turning the shutoff valve behind it clockwise. By the Toilet: If your toilet is overflowing or leaking, stop the flow of water by turning the shutoff valve (located on the wall behind the toilet) clockwise. Under the Sink: To stop water flow, twist the shutoff valve under the sink clockwise.

It is the tenant's responsibility to change the furnace filter either monthly or every three months, depending on the quality of the filter. Neglecting to replace dirty filters can damage both the furnace and central air conditioning systems, potentially leading to system failure. Please note that any repairs resulting from a dirty filter will be charged to the tenant.

We have noticed an increase in plumbing issues caused by flushing wipes down the toilet. While wipes may seem convenient, they do not belong in the toilet. Even so-called flushable wipes can lead to blockages and cause significant damage to your plumbing system. Unlike toilet paper, wipes do not decompose easily, which can result in major backups in your pipes. Please be aware that any repair costs associated with these issues will be charged to the tenant. In general, only toilet paper and human waste should be flushed down the toilet. Do NOT Flush: Any type of wipes, including flushable wipes Make-up removal wipes Diapers (cloth, disposable, or flushable) Paper towels Facial tissues Q-tips Cotton balls or cotton pads Dental floss Sanitary napkins, tampons, condoms, or any non-organic materials Baby wipes, disinfectant wipes, moist wipes, etc. Toilet bowl scrub pads Swiffer mop pads Napkins (paper or cloth) Thank you for helping us keep our plumbing systems running smoothly!

Potato Peels: These can become wedged in the drain and cause clogs. Bones: Too hard for the disposal to handle. Fibrous Vegetables: Carrots, celery, pumpkin, and other stringy veggies can wrap around the blades and jam the disposal. Eggshells: The hard outer layer grinds down to a sand-like consistency that sticks to pipe walls, contributing to clogs. Additionally, the stringy membrane can wrap around the shredder ring. Coffee Grounds: These create a dense, thick paste that can clog drains. Onion Skins: Their thin layers may pass through the disposal without being chopped, leading to blockages as they catch other debris. Oil, Grease, and Fat: These substances can solidify and cause significant clogs. Oatmeal: Absorbs water and swells, leading to blockages. Nuts: Can get caught in the gear mechanism and create a “peanut butter” consistency in drains. Trash: Any non-food items should never be disposed of here. Seeds and Pits: These can also get stuck in the gear mechanism. Corn Husks: They can bind up the gears and cause malfunctions. Shells: Any shells from nuts or seafood are too hard and can clog the drain. Pasta: Absorbs water and swells, leading to clogs. By following these guidelines, you can help keep your garbage disposal functioning properly!

All residents are strongly encouraged to take the following precautions to prevent frozen pipes and avoid potentially hefty repair costs for which you may be liable: Remove Garden Hoses: Disconnect all garden hoses from exterior spigots (if applicable). Turn Off the Automatic Sprinkler System: Ensure that your sprinkler system is turned off (if applicable). Check Exterior Spigots: Make sure all exterior spigots are completely turned off. Maintain Indoor Heat: Keep the heat on and set to at least 60 degrees Fahrenheit. All instances of interior pipe freezing can be completely avoided by maintaining adequate heating. Open Cupboards: Open all cupboards that enclose plumbing to allow warm air to circulate around the pipes. Consider insulating exposed pipes for added protection. Flush Infrequently Used Toilets: Regularly flush any toilets that are not frequently used in the home. Vacant Units: If your unit will be vacant, even for a short period, please take all of these precautions before leaving. Designate someone with a key to check on the unit regularly for signs of frozen pipes. By following these steps, you can help protect your home from the damaging effects of freezing temperatures.