We understand that a well-maintained living environment is crucial for your comfort and convenience. Before submitting a maintenance request, we encourage all tenants to review the maintenance tips section below to help address common issues efficiently. Your safety and satisfaction are our top priorities, and this page is designed to assist you in keeping your home in excellent condition.
- Emergency Maintenance
- Important Tenant Information Regarding Repairs
- Plumbing
- Electrical
- HVAC
- Miscellaneous Items
- Appliances
At Asset Upkeep, we aim to provide prompt and efficient maintenance services to ensure your comfort and safety. It is essential to understand the difference between emergency and non-emergency (routine) maintenance requests to help us address your needs effectively.
Emergency Maintenance
An emergency maintenance request is a situation that poses an immediate risk to the property and requires immediate attention.
Some Examples of Emergency Maintenance:
- Fire or Smoke: In case of fire or smoke, call 911 first, get yourself to safety, then report the situation to us.
- Gas Leak: If you detect the smell of gas, vacate the premises, contact your gas company, and then us.
- Flood or Major Water Leak: If a significant water leak or flooding occurs, please shut off the water source and contact us immediately.
- No Heat During Extreme Cold: During the winter months, lack of heating in extreme cold is considered an emergency.
How to Request Emergency Maintenance: For Emergency Maintenance during office hours, call us at (214) 814-0026. If it is after hours, please call our office at (214) 814-0026 and select the option for emergency maintenance.
Non-Emergency Maintenance
A non-emergency maintenance request is for issues that do not pose an immediate threat to safety or property but still require attention. These types of request would fall under routine maintenance, accidental or tenant caused damages.
Examples of Non-Emergency Maintenance:
- Minor Plumbing Issues: Dripping faucets, running toilets, or slow-draining sinks. Limit use of any slow draining sinks to avoid overflowing.
- Appliance Repairs: Non-urgent repairs of appliances.
- Malfunctioning Lights or Outlets: When individual lights or outlets stop working.
- General Repairs & Requests: General wear and tear or cosmetic concerns.
- Air Conditioning: While there is no law that states a landlord must provide a/c, some municipalities have rules that address times of extreme temperatures. Contact our office immediately as soon as you become aware of any problem with the HVAC system in your home.
How to Request Non-Emergency Maintenance: For non-emergency maintenance requests, you can easily submit your request through our online portal, accessible via our website. We aim to respond within 1 business day. If it’s after hours, your request will be addressed on the next business day.
Urgent Non-Emergency Requests: If you have a non-emergency issue that could develop into an emergency request and needs prompt attention, please contact our office at (214) 814-0026 and we will prioritize the request.
Understanding the distinction between emergency and non-emergency maintenance helps us provide the most effective and timely service. Please report all maintenance requests accurately, and we’ll work diligently to address your needs. Your comfort and safety are our priorities.
The short answer, no. Repairs that require modification or repairs to the home are to be completed by our vendors only. As per the lease, modifications to the property by the tenant are not allowed. This includes repairs. If you have a specific request in mind, please submit a maintenance request and we will discuss with the landlord.
Failure by tenants to follow this may result in lease violations in addition to possibly causing additional damage to the property. It is best practice to let our vendors complete any repairs at the property. If the work is not satisfactory, please contact us to discuss.
Repair requests are responded to within one business day. If a request is received after hours, on a weekend or holiday, the repair will be addressed on the following business day.
Emergency requests are responded to as quickly as possible.
Timeframe For Completion Of Repairs: Once a request has been received we will notify the landlord for approval. Once approval is granted we will send the order to our in house maintenance or one of our network vendors. The technician will contact you to schedule a time to visit the property and take care of the repair. If you have been notified that the work order has been dispatched to a vendor and you have not heard from them in more than 48 hours, contact our office so we may attempt to get this sorted out. We rely on our residents to inform us and keep us up to date on the repair.
Scheduling The Repair: Repairs must be scheduled Monday-Friday during business hours 8:00 AM to 5:00 PM. If a tenant would like to request after hours work, that can be accomodated but most vendors charge overtime rates after hours. If an after hours request is chosen by the tenant then the tenant will be responsible for the after hours costs. The only exception to this would be if the after hours request is due to an emergency maintenance.
If you choose to secure a hotel during any ongoing maintenance work, you will be responsible for all associated expenses. The landlord is not obligated to cover any hotel costs, and there is no guarantee of reimbursement. While we acknowledge the inconvenience, we can liaise with the landlord to explore the possibility of a prorated credit for days when the property was deemed uninhabitable.
Uninhabitable conditions is defined as conditions significantly affecting your basic living needs, such as lack of essential utilities or safety concerns.
Proration will be based on the current monthly rent and not the total cost of your temporary living accomodations.
If the damage is tenant caused and it was reported through your renter’s insurance, you may be able to submit a claim through your renter’s insurance for this.
We recognize the difficulties in aligning repair schedules with your work commitments. We kindly request your collaboration with our maintenance department to promptly schedule necessary repairs. Failure to coordinate with our office or vendors may lead to deferred maintenance and potential additional property damage, which could be considered a tenant expense due to negligence. Alternatively, you have the option to permit a technician access to the property when you’re not at home. Feel free to contact us if this is an option you’d like to explore.
In the event that a repair is necessitated by damage caused by the tenant, the tenant is responsible for covering the associated repair costs. Payment for these repairs will be due at the time the service is completed.
Most leaks will require a technician to be dispatched to repair the leak, but there are some things you can do to ensure minimizing damage to the property.
- Tighten any loose faucet connections.
- If you suspect a leak is in an inaccessible place, you’ll need to turn the water off to the main line. Most often these shut offs are located by the street near the curb.
- If the leak is from a drain, such as under the sink, stop using the drain immediately and/or place a bucket or container that will catch any water underneath.
- If the leak is from the toilet tank, shut off the water to the toilet by closing the valve on the supply line (coming from wall behind toilet). If the leak is from the base of the toilet, refrain from using the toilet and contact us to get this repair.
Clogged drains are an inconvenient and if not addressed in a timely manner could lead to further problems or additional damage.
- Try using a plunger to clear minor clogs in sinks and toilets.
- For sink clogs, you can try using a sink drain cleaner tool. There are small handheld snakelike tools that are inexpensive and can clear up any clogs due to hair.
- Avoid using any drain cleaner liquids as these often contain harsh chemicals that can damage rubber O-rings or other rubber parts leading to more damage to the pipes or leaks further down the road.
Some common toilet issues can be troubleshooted before submitting a maintenance request. Here are some typical problems and potential solutions:
Clogged Toilet:
- Use a plunger to attempt to clear the blockage. Avoid flushing multiple times, as it may worsen the clog.
Weak Flush:
- Check the water level in the tank. Adjust the float or flapper if necessary. Ensure there are no obstructions in the flush holes.
Running Toilet:
- Check the flapper and replace it if damaged. Verify that the chain is appropriately connected. Adjust the float to regulate water levels.
Noisy Fill Valve:
- Tighten or replace the fill valve if it’s making noise during the filling process.
Continuous Running:
- Check for leaks in the flapper or around the fill valve. Adjust or replace components as needed.
Water Leaks:
- Inspect the connections between the tank and bowl, as well as around the base. Tighten any loose connections or replace faulty parts.
Slow-Filling Tank:
- Confirm that the shut-off valve is fully open. Clean the fill valve or replace it if it’s clogged or malfunctioning.
Phantom Flushing (Ghost Flushing):
- Check for a slow leak from the tank to the bowl. Replace the flapper if necessary.
Jamming:
- Use the garbage disposal wrench (usually provided with the unit) to manually rotate the blades and dislodge any stuck objects. Avoid putting hard or fibrous materials into the disposal.
Humming Noise With No Movement:
- This often indicates a jam. Use the disposal wrench to manually turn the blades. If the problem persists, check for a reset button under the unit and press it.
Leaking:
- Tighten connections if visible leaks occur. Ensure that dishwasher hose connections are secure and intact.
Foul Odors:
- Grind ice cubes and citrus peels to help clean and freshen the disposal. Avoid putting large amounts of food waste at once.
Slow Draining:
- Run cold water while using the disposal and for a short time afterward to flush debris. Avoid putting grease or fibrous foods down the disposal.
Reset Button Popped Out:
- If the disposal stops working, locate the reset button on the bottom of the unit. Press it to reset the disposal.
No Power:
- Check for a tripped circuit breaker. If the reset button has popped out, press it to restore power. Ensure that the disposal is plugged in securely.
*Avoid sticking your hand in the disposal while it is plugged in.
Hot water is a crucial amenity in any home, and when it’s not readily available, it can be quite inconvenient. Here are a few typical problems and solutions to help you navigate through these situations and potentially restore your hot water supply:
Pilot Light Out:
- Check the pilot light on a gas water heater. If it’s out, follow the manufacturer’s instructions to relight it.
Tripped Circuit Breaker:
- Inspect the circuit breaker for the water heater. If it’s tripped, reset it and monitor the water heater.
Temperature Setting:
- Ensure the thermostat on the water heater is set to the desired temperature. Adjust if necessary.
Sediment Buildup:
- Flush the water heater to remove sediment buildup, which can affect heating efficiency.
Pressure Relief Valve Leakage:
- Check for leaks around the pressure relief valve. If it’s leaking, it might need replacement.
Gas Supply Issues:
- For gas water heaters, ensure there is a sufficient gas supply. Check other gas appliances to confirm gas availability.
Addressing these common no hot water issues can often be done independently, saving time and potential inconvenience. However, if problems persist, it’s advisable to contact maintenance for professional assistance. Always prioritize safety and follow manufacturer guidelines when performing any troubleshooting.
**Most modern gas appliances have safety devices installed that sense when the pilot light is off and stops sending gas to the main burner if the pilot light goes out. If you ever suspect there may be a gas leak, please leave the premises, contact your gas company, and then contact our office.**
The first thing you should do if you lose power is make sure it’s not a whole home power outage. If this is the case, contact your electric provider.
If you have power in other parts of the home, the next thing to do is check the breaker panel to ensure there are no tripped breakers. All breakers should be fully pressed into the “ON” position. Some breakers have a light or indicator that will show if the breaker has tripped. If the tripped inidcator is on or the breaker is in the halfway position, this means it needs to be reset. Any time you reset a tripped breaker, turn it to the “OFF” position first and then turn it to the “ON” position.
Ensure all plugs are properly connected and switched on. Some homes have wall switches that control outlets.
If a light fixture is the problem, make sure the bulb isn’t burned out. If it is, replace with a new bulb and try the fixture.
Also be sure to check for loose bulbs. If any bulbs are loose, make sure to tighten appropritely.
If you have lost power to a single outlet, please check to see if it is a GFCI outlet that has tripped. GFCI outlets have a reset button that can be pressed to reset the outlet. Plugging in devices that draw a lot of power may be the cause for the outlets tripping. If this is not the case and you are experiencing the GFCI outlets tripping frequently, submit a maintenance request.
GFCI’s are commonly located in kitchens, bathrooms, garages, and exterior outlets. Make sure water has not gotten into these outlets, as it will cause them to trip and cut power to that area.
If one GFCI has tripped, other outlets on that same circuit will not work until the GFCI outlet has been reset. This can be done by pressing the “reset” button on the GFCI outlet itself.
Inspect the device you have plugged in for faulty wiring. If damaged, unplug and stop using immediately.
Make sure you are using appropriately sized bulbs for the fixture.
If you notice a hum in a fixture with a dimmer switch, check to make sure you are using dimmable bulbs. Bulbs that are not made for dimmers are a common culprit for fixtures not working as they should or causing a humming noise.
Immediately stop using the switch or outlet.
If the odor or sparks are coming from the device, turn off the breaker and then safely unplug the device.
Contact our office if you have any concern that it is related to the home’s electrical system or possible faulty wiring.
Some older homes may be equipped with battery powered thermostats. Check to see if there is power to the thermostat (the display). If there is no power, it may just need the battery replaced. Most use AAA or AA batteries.
If it is a hardwired thermostat that doesn’t use batteries (most newer thermostats), check to make sure the breakers haven’t tripped in the electrical panel.
Check the breaker panel to make sure none of the breakers have tripped.
In some cases, the air conditioning not functioning may be a result of the refrigerant lines freezing. If you notice ice or frost on the refrigerant lines or evaporator coils, turn off the unit and submit a maintenance request. This will allow the unit to thaw out before the technician arrives to service the unit.
For gas furnaces, the pilot light may have gone out if no heating is present. Newer units have electronic igniters that automatically turn the pilot light on when the system is turned on. Just turn the system off and then turn it back on. If this doesn’t work, submit a maintenance request. Older units may involve removing an access panel, turning the gas valve off and then on and using a long extension lighter to light the pilot light. If you have an older unit, we recommend contacting our office to ensure it is safely done.
*HVAC systems contain high voltage wiring that can lead to serious injury or death, never attempt to open any panels while the power is on*
Ensure the intake vent/register is unobstructed. Restricted airflow can impact the system’s performance.
Make sure you replace your air filters at least once a month unless you are using a specialty filter that allows for longer intervals.
If you have pets, air filters should be replaced more frequently due to pet dander.
Closing vents in unused or unoccupied spaces can help with airflow.
At times you may notice water leaks near the unit. Check for clogs in the condensate drain line. Clear any obstructions to prevent water damage and system malfuction.
If you notice the smoke detector beeping at intervals, this may indicate that the battery needs to be replaced. Tenants are responsible for replacing batteries.
If after you replace the battery, you continue to hear the beeping then contact our office.
Please do not remove any smoke detectors from the property. The smoke detectors are in place as a safety feature and removing them creates a dangerous situation for you and other occupants in the event of a fire. Removing smoke detectors is a lease violation.
Pest control during the term of the lease is typically the tenant’s responsibility. If your pest control technician needs to perform additional work or repairs that will alter the property, please contact us for approval.
Unless otherwise indicated, routine pool care falls under a tenant’s responsibilities. Some landlords may require tenants to use the landlord’s pool service company and the tenant pays the vendor directly. Failure to maintain the pool is a lease violation and may result in the landlord scheduling service and this expense being billed back to the tenant.
Maintenance of the main pool equipment will be the landlord’s responsibility unless damages are caused by tenant negligence or misuse.
All properties are rekeyed within 7 days of a tenant’s move-in date. Please note, with a rekey, the hardware stays the same, but the locks are keyed to a new key.
Tenants are not allowed to change the locks at any time during the lease. If there is a problem with the locks or an issue with safety, please contact our office to discuss.
If you get locked out, it will be your responsibility and at your expense to hire a locksmith. You may not have the property rekeyed without landlord approval. Changing locks without landlord approval is a lease violation.
A functional dishwasher is a time-saving convenience in any home, but occasional issues may arise that hinder its performance.
Clogged Spray Arms:
- Inspect the spray arms for clogs. Remove any debris or buildup to improve water flow and enhance cleaning.
Dirty or Cloudy Dishes:
- Check the dishwasher detergent and rinse aid levels. Using the right amounts can significantly impact dish cleanliness.
Door Seal Inspection:
- Inspect the door seal for any visible damage or wear. A damaged seal can lead to leaks and reduced efficiency.
Detergent Dispenser Issues:
- Ensure the detergent dispenser opens correctly during the wash cycle. Clean any buildup that might obstruct proper operation.
Unusual Noises:
- Listen for any unusual noises during operation. Investigate and remove any foreign objects that might be causing the noise.
Water Leaks:
- Check for leaks around the dishwasher. Ensure the door closes securely, and inspect the hose connections for any signs of water.
Failure To Start:
- Dishwasher not turning on. Check the wall switches near the dishwasher. Some homes have switches that control the power to the dishwasher. You can also check the breaker panel to make sure it didn’t trip.
Make sure you don’t load the dishwasher with items that have food on them. This ensures that the dishwasher is operating at optimal performance.
Inadequate Cooling:
- Check the thermostat settings to ensure they are set to the correct temperature. Clean the condenser coils, located at the back or beneath the fridge, to improve cooling efficiency.
Leaking Water:
- Inspect the water supply line for leaks and tighten any loose connections. Clear the defrost drain if water is pooling inside the refrigerator.
Frost Buildup in Freezer:
- Check the freezer door seal for any gaps or damage. If the seal is compromised, warm air can enter, leading to frost buildup. Replace the seal if necessary.
Strange Noises:
- Listen for unusual noises like buzzing or rattling. These sounds may indicate an issue with the condenser fan, evaporator fan, or compressor. Clean or replace components as needed.
Ice Maker Malfunction:
- Inspect the water supply line to the ice maker for any kinks or blockages. Ensure the ice maker is turned on and replace any faulty components.
Door Seal Inspection:
- Check the door seals for any visible damage or wear. Damaged seals can let warm air in, affecting the refrigerator’s efficiency.
Uneven Temperature:
- Rearrange food items to allow for proper air circulation. Avoid overloading the refrigerator, as this can impede airflow and lead to uneven cooling.
Loss of Power:
- No power to refrigerator. Check to make sure you have power throughout the rest of your home. If not, contact your electric provider to ensure it’s not an area wide outage. If you do have power to the rest of the home and have already checked the breaker panel but still have no power to the refrigerator, use an extension cord and plug the refrigerator into a different outlet and submit a maintenance request. This will ensure your refrigerator maintains power while we schedule a technician for a repair.
Some properties have electric self-cleaning ovens. The ovens lock when the self-cleaning process is started and cannot be opened until the process is over or the oven has cooled down enough that it is safe to open. Please do not attempt to force open the latch or lock mechanism. If the latch is damaged due to being forced open, the cost of repair will be charged to the tenant.
If the oven light bulb has stopped working it may need replacing.
Never use the disposal to get rid of bones, meat, or other hard items. Never pour greasy items or grease directly in the disposal. The grease can clog up the line as it travels down the drain resulting in slow draining water or clogs.
Check the water lines for any leaks periodically. If you notice a leak, shut the water off and submit a maintenance request through our online portal. If you notice the leak is in the wall or notice that paint is bubbling, please submit an emergency request so we may address this promptly.
