If you're facing a true emergency and fearful for your safety, please call 911 for help.
For maintenance emergencies, call our office at 404-445-7770, option 3, during office hours or after hours as well. A representative will be glad to assist.
What is considered an emergency maintenance request?
- No heat below 32 degrees
- Break-in or attempted break-in
- Hot water heater
- A major water leak that cannot be contained inside
- Major water leak outside
- A leak from ceiling causing interior damage that cannot be reasonably contained until a vendor can be dispatched
- Toilet not working and only 1 toilet in the house
- Sewage backup
- Roof leaks in some instances
- Fallen trees on the property
- Doors and windows not locking properly
How do I enter an emergency work order after hours or on weekends?
If you have an emergency maintenance request after hours, please call 404-445-7770 opt. 3 For emergencies during business hours, please enter online through your tenant portal and follow up with a phone call to our maintenance department at the number listed above.
Per the lease agreement, all maintenance requests must be submitted in writing. By having the request in writing it protects you as there is no longer any dispute on when the work order was originally reported.
Please contact our maintenance department at 404-445-7770, opt. 3, to speak to a maintenance team member.
Yes, our vendors do not have keys to your property. Please schedule a time when someone over the age of 18 can be present.
A clogged toilet is a common occurrence in residential properties. Fortunately, you can normally resolve the issue with a standard plunger. If you don't have one, you can purchase one at most big box chains and hardware stores. Be careful not to flush the toilet until the water has drained from the basin, or you could cause the tank to overflow.
Are flushable wipes safe to use?
No, they are not safe to use. If using they should not be flushed down the toilets.
Manufacturers of flushable wipes will often indicate on the packaging that the product is "flushable." Plumbing experts say there's no such thing as a flushable wipe. Because wipes don't break down in the water, they can clog up plumbing systems in a home, and damage pipes and machinery at wastewater treatment plants.
If you've lost power in your rental home...
Please call the utility provider to troubleshoot the problem. There may be outages in your neighborhood or a billing discrepancy on your account may be at fault.
If you don't have hot water, there is likely a problem with the settings on your hot water heater. Check your settings and verify that everything looks accurate. If your water heater is gas-powered, verify that the pilot light is lit.
If you make any changes to the system, wait 15 to 20 minutes before testing again.
Your home's central thermostat is the best tool for troubleshooting your HVAC system. Check to see if everything looks accurate. Have any settings been changed accidentally? Does your thermostat have power?
My A/C isn't working?
- Please check the breaker and reset if it has been tripped.
- If the thermostat is not lighting up, please replace batteries. Allow the system to reset.
- Replace your air filter if it's been a while. Visit Air Filter section.
My Heat isn't working?
If your property has a furnace, please confirm you have gas service on.
If the property is heated by a heat pump, this type of system offers a slower warm-up as opposed to a furnace. Heat pumps are most efficient at 30 degrees or above. If we experience temperatures below 30 degrees, it will take the home longer to warm up.
If we send someone and the gas is not on, you will be charged a service call.
I turned my heat on for the first time and there is a burning smell?
This is very typical the 1st time you turn the unit on for the season. What you are smelling is the dust burning off. If the problem persists please place a service call through your tenant portal.
If you are still having issues, please put in a work order in your tenant portal.
Typically you should change your air filter every 3 to 6 months.
To change your home air filter, you'll need to turn off your furnace.
To prevent the HVAC unit from turning on while you are changing the filter, make sure you turn the thermostat to the “off” position. This will help protect your HVAC system from loose debris or maybe a loose filter fitting escaping into the duct.
Find and locate your furnace filter.
Where is my air filter located? Here are two suggestions to answer this question.
First, refer to the manual that came with your heating and cooling system. This manual should tell you what kind and size of a filter is recommended for your heating and cooling system.
If you don't have your unit's operation manual, most air filters are located in either the blower compartment of the furnace (remove the furnace cover, typically by lifting up), or built into the metal ductwork before the blower fan.
Some of these systems come with filters that can be hosed off or rinsed in the sink or bathtub. Others use fiberglass filters that can't be reused. These filters are easily found at hardware, home improvement, and even grocery stores.
Determine the size of your home air filter.
Check if your furnace manual gives you the size of the air filter to buy.
If it doesn't, partially remove the existing filter and look for its dimensions, usually printed on the cardboard filter frame.
Write these dimensions down on a piece of paper to take with you when you go to the store to buy the new filter. It’s also a good idea to write them with a permanent marker on the actual furnace housing or ductwork to ease this process next time.
Remove the existing (old) air filter.
Before you remove your existing air filter, note the arrow on the filter frame that shows the correct airflow direction. You will want to install the new filter in the same direction as the old one. The “air-flow direction arrow” printed on the new filter should be pointed towards your furnace (or more specifically; arrow pointed towards your furnace fan unit).
It’s a good idea to draw the airflow direction arrow with a permanent marker on the actual furnace housing or ductwork. Ideally, you'd indicate the airflow direction and filter size (16x25x4 Airflow→)
Pull the old filter out and place it directly into a garbage bag to avoid scattering the dust around.
Every HVAC filter has a MERV rating, which measures how efficiently the filter captures pollutants that pass through your heating and cooling system. MERV ratings range from 1 (least efficient) to 16 (extremely efficient). Some studies show that medium-efficiency filters — in the MERV 7 to 12 range — strike the best balance between allergen removal and filter cost.
Basic furnace home air filters are designed to trap dust, dirt, and airborne particulates before they can get into the system and potentially damage the blower fan or the heating coil. More expensive filters perform the same role, plus they can enhance the air quality in your home by trapping bacteria, pollen, and mildew and mold spores.
Insert the new air filter.
Again, note the arrow on the old filter frame that shows the correct airflow direction. Remove the old filter and insert the new one so that the airflow direction remains the same.
Home air filters are designed to filter the air from one direction so that as they load up with dirt, they will not collapse or fall apart. It’s that simple.
Return furnace to "on" position.
Make sure you turn the thermostat in the “on” position once you have replaced the filter. With your fresh filter, you are now ready to use your furnace again!
- Let faucets drip
- Open cabinets to let warm air circulate particularly on outside walls
- Keep garage doors closed
- Set the thermostat to at least 55 to 60 degrees when you are not home or will be gone for long periods of time
- Keep the thermostat at a consistent temperature
- Insulate pipes
Watch the video below. There is also a tool that can be purchased at any big box store or online for under usually under 10 dollars. This helps to free the disposal if it gets jammed. It's nice to have and keep under your sink.
Turn off all the lights and unplug everything in the affected room or rooms.
Take a flashlight and open the circuit breaker panel so you can see the circuit breakers. Each breaker has three positions: on, off, and a center position.
Look for the circuit breaker with the switch in the center position.
Flip the switch to off, and then flip it to on.
Wait a moment to see if the switch stays in the on position. If it does, the circuit breaker is reset and power is restored to the room. If the switch doesn't stay in the on position, it indicates a possible problem. Please place a work order in your portal and also call 404-445-7770 opt.3.
If you still need help, make a repair request.
Please note: During weekends and out of hours, emergency maintenance fees may apply.
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