Tenant Resources

Maintenance &
Troubleshooting

Submit all maintenance requests through your Tenant Portal. Use the troubleshooting guides below before submitting. Many common issues have quick fixes.

Need to Submit a Maintenance Request?

All requests must be submitted in writing through your Tenant Portal. This creates a record and gets your request routed to the right team quickly.

Submit Maintenance Request

Once your request is received you will be notified by email confirming it has been dispatched. You can log in to your portal at any time to monitor updates and track the status of your request.

After-Hours Emergencies

If you are experiencing a maintenance emergency, please submit the details through your Tenant Portal and include photos if it is safe to do so.

If there is immediate danger to life, a gas leak, fire, or any situation requiring emergency services, please contact 911, your gas company, or the fire department first.

Submit Maintenance Request

Once we receive your emergency maintenance request, an on-call member of our management team will reach out to you directly.

Office hours: Monday – Friday, 9:00 am – 5:00 pm. Our main line is monitored during these hours. To get ahold of us you must use your portal. Non-emergency maintenance items will be addressed the following business day. Maintenance must be submitted through your portal so we have a written record and can get the appropriate repair person out faster.

DIY Troubleshooting Guides

Many common issues can be resolved quickly without a work order. Check here first. It may save you time.

Drains & Leaks
  • Clogged tub/sink: Remove the drain stopper and clear hair and debris. Use a drain snake or a mix of baking soda + white vinegar, wait 15 min, then flush with hot water.
  • Slow sink drain: Check the P-trap under the sink for debris. Place a bucket underneath, unscrew the clean-out plug, and remove blockage.
  • Smelly sink: Pour ½ cup baking soda down the drain, follow with 1 cup white vinegar. Let sit 10 min, flush with boiling water. Repeat weekly.
  • Clogged toilet: Use a plunger with a firm up-and-down motion. Do not use chemical drain cleaners in toilets.
Tenant Responsibility: Plumbing clogs caused by misuse (wipes, grease, non-flushable items) are billed to the tenant at a minimum of $150.
Heating & Cooling
  • Furnace not starting: Check that the thermostat is set to HEAT and the temperature is above the current room temp. Make sure the power switch on the furnace is ON. Check your circuit breaker.
  • No heat after checking thermostat: Replace the furnace filter. A clogged filter can cause the unit to shut off. Check that all supply and return vents are open and unobstructed.
  • A/C not cooling: Confirm the thermostat is set to COOL. Check the filter and replace if dirty. Make sure the outdoor unit is clear of debris. Check the circuit breaker.
  • Swamp cooler: At the start of the season, check that the pads are wet, the pump is working, and the bleed-off valve is open. Replace pads annually.
Dirty furnace filters found during inspections will incur a $25 charge. Replace yours every 1–3 months.
Electrical & Outlets
  • Dead outlet: Check if it's a GFCI outlet (the kind with TEST/RESET buttons, typically in bathrooms, kitchens, garages). Press the RESET button. This fixes the majority of dead outlet issues.
  • Tripped breaker: Locate the electrical panel. Find the breaker that is in the middle or OFF position. Switch it fully OFF, then back ON.
  • Breaker keeps tripping: The circuit may be overloaded. Unplug high-draw appliances and try again. If it trips with nothing plugged in, submit a maintenance request.
  • Light switch not working: Confirm the bulb is not burned out before submitting a request.
Never attempt to work inside your electrical panel. If you smell burning or see scorch marks on an outlet, call us immediately.
Emergency Shutoffs
  • Water shutoff (toilet): Look for the oval valve behind and below the toilet. Turn clockwise to shut off.
  • Water shutoff (sink): Look under the sink cabinet for the supply line valves. Turn clockwise to shut off hot and/or cold water.
  • Main water shutoff: Usually near the water meter, in the utility room, or in the garage. Turn the valve clockwise or use the lever to shut off all water to the home.
  • Gas shutoff: The gas meter is typically outside on the side of the home. Use a wrench to turn the valve 90° (perpendicular to the pipe = off). If you smell gas, leave immediately and call 911.
Locate all shutoffs now, before an emergency. Take a photo so you remember where they are.
Smoke & CO Detectors
  • Low battery chirp: A single chirp every 30–60 seconds means the battery is low. Replace the 9V battery. The chirping will stop within a minute.
  • Testing your detector: Press and hold the TEST button for 3–5 seconds. The alarm should sound. If it doesn't, check the battery connection.
  • Nuisance alarms from cooking: Wave a towel to clear the air, or temporarily move the detector away from the kitchen (do not disable it). Open a window to ventilate.
  • Detector won't stop alarming: If the air is clear and it continues, press the silence button. If it keeps going, submit a maintenance request.
Never remove batteries to stop a chirp or alarm. This is a lease violation and creates a safety hazard.
Water Heater
  • No hot water (gas): Check the pilot light. If out, follow the relighting instructions on the label of the unit (typically: turn knob to PILOT, hold down while pressing the ignition button, hold 30 sec, release, turn to ON).
  • No hot water (electric): Check the circuit breaker for the water heater. Reset if tripped. If it trips again, submit a maintenance request.
  • Lukewarm water: The thermostat may be set too low. The dial is usually on the front lower panel. Set to 120°F (medium setting).
  • Rumbling/popping sounds: Sediment buildup. Submit a maintenance request for a flush.
Garbage Disposal
  • Disposal won't turn on: Press the red RESET button on the bottom of the unit under the sink. It pops out when the motor trips. Push it back in firmly.
  • Humming but not spinning (jammed): Turn off the disposal. Insert the provided hex wrench into the center slot on the bottom and work it back and forth to free the jam. Remove the obstruction from above, then press RESET and run water before turning back on.
  • Leaking from bottom: Submit a maintenance request. Internal seals may need replacement.
Never put grease, fibrous vegetables, bones, eggshells, or starchy foods in the disposal.
Running Toilet
  • Toilet won't stop running: Remove the tank lid. Check that the flapper (rubber seal at the bottom) is seated properly and press it down firmly. If it's warped or cracked, it needs replacement. Submit a request.
  • Float too high: If water is overflowing into the overflow tube, bend the float arm down slightly or turn the adjustment screw on ballcock valves to lower the water level.
  • Toilet won't flush fully: Check that the chain from the handle to the flapper has the right amount of slack (about ½ inch). Too much slack = weak flush. Too little = flapper won't seat.
  • Toilet rocking: Do not ignore this. The wax ring may be failing. Submit a maintenance request.
Pests
  • Ants: Wipe down surfaces and seal food in airtight containers. Sprinkle diatomaceous earth or use store-bought bait traps near entry points. Seal cracks in windowsills and doorframes.
  • Spiders: Regular vacuuming of corners and webs, especially in garages and basements. Glue traps work well for monitoring. Spiders generally indicate other insects are present, so reducing their food source helps.
  • Box elder bugs: Common in Utah in fall. Seal exterior gaps. Vacuum up any that get inside. They don't cause damage and disperse on their own.
  • Mice: Seal entry points with steel wool and caulk. Set snap traps along walls. Submit a request. We take rodent issues seriously.
  • Springtails: Typically found in moist areas. Reduce indoor humidity, fix leaky pipes, and dry out affected areas. Springtails are harmless but indicate excess moisture.
Appliances
  • Dryer not heating: Check that the exhaust duct isn't kinked or clogged with lint. Clean the lint trap before every load. A fully clogged duct is a fire hazard. Submit a request if cleaning the trap doesn't resolve it.
  • Washer not draining: Check the drain hose for kinks. Some models have a small filter near the front bottom. Clean it if accessible.
  • Dishwasher leaving residue: Clean the filter (remove bottom rack, locate filter at bottom of tub, rinse under hot water). Use a dishwasher cleaner tablet monthly.
  • Refrigerator not cooling: Confirm the temperature dial is set correctly (37°F fridge, 0°F freezer). Check that the condenser coils (usually underneath or behind) are not coated in dust.

Tenant Responsibilities

Per your lease, a few maintenance items are the tenant's responsibility. Being aware of these can help you avoid unexpected charges.

Furnace Filters

Replace your furnace filter every 1–3 months. Dirty filters found during inspections will result in a $25 charge and can cause equipment damage or failure.

Drain Clogs

Clogs caused by misuse (wipes, grease, hair, food) are the tenant's responsibility at a minimum of $150. Use drain screens to prevent buildup.

Renter's Insurance

Renter's insurance is required by your lease. Your personal belongings, liability coverage, and additional living expenses in a loss event are not covered by the landlord's policy.

Light Bulbs

Standard light bulb replacements are the tenant's responsibility. If a fixture itself is broken or a circuit issue exists, submit a maintenance request.

Smoke Detector Batteries

Tenants are responsible for replacing batteries in smoke and CO detectors. Removing batteries is a lease violation and a safety hazard.

General Cleanliness

Appliances, disposal, and vents should be cleaned regularly by tenants. Build-up causing appliance failure may result in repair costs billed to the tenant.

Still need help? Submit a request through your Tenant Portal and our team will be in touch.

Submit Maintenance Request Contact Our Office