Tenant Guide

Property Maintenance

Please refer to this list prior to submitting a maintenance request. A request submitted due to misuse or neglect could result in a personal liability for expenses incurred.

There are certain problems that can be avoided by using a normal amount of care and attention resulting in fewer maintenance calls and aggravation to you, the resident. You are expected to take care of the following:

Air Conditioner

Change filter in heat/ac unit monthly or wash if reusable filter with garden hose. Clean drain line to prevent clogging, causing water damage.

Remove white PVC cap at A/C unit and mix in a gallon jug, white vinegar with hot water 1 part vinegar to two parts water and pour it down the drain line every month to clean the drain.

Circuit Breakers

Check breakers first if electrical items or A/C in your home do not turn on. It may be necessary to check the outside breaker above the A/C unit if the unit outside is not running.

GFI outlets are located near the faucets in the bathroom and kitchen and in the garage. Older homes in the garage only. If either of these outlets stop working, please be sure you reset ALL GFI’s.


If your dishwasher is not cleaning properly these fixes may help. Clean the drain screen in your dishwasher to be sure that water circulates freely in the washer. Use liquid soap (instead of powdered), to ensure that the soap is used during the cycle and doesn't cake up in the soap holder.


Driveways and garage floors should not be exposed to oil leaks or other automotive fluids, as these are difficult and costly to remove.


There is a drain pan under most refrigerators, which must be emptied from time to time to avoid water damage to the kitchen floor. Keeping the door closed is important in maintaining the proper temperature. If your refrigerator doesn't seem to be keeping food as cold as usual, check the coils before calling for repairs.

You will find the coils behind a grill at the bottom or top of the refrigerator. Remove dust and lint from the coils with the hose attachment from your vacuum cleaner. This is a good practice to perform on a monthly basis, since it prevents compressor burn out, which is very expensive to repair.

Ice Maker

If your refrigerator has an ice maker or cold water dispenser, it likely has a water filter. A dirty filter not only is not appetizing, but it will clog and could damage the icemaker. Change your water filters every six months or as suggested in the manual.

Smoke Detector

Residents agree to check the smoke detector(s) monthly. It is necessary to push the “push to test” button on the detector for about five seconds. To be operating property, the alarm will sound when the button is pushed. If it is battery operated, it will be the responsibility of the TENANT to replace the batteries. If after replacing the batteries the smoke detector(s) will not operate, TENANT must inform OWNER immediately in writing.

Garbage Disposal

Remember, if you can’t chew it, neither can the garbage disposal. Please check the reset button under the bottom of the disposal if it will not turn on. If the garbage disposal should jam, turn off the main power to the unit panel and grab your disposer wrench, or a broom handle. You can purchase a disposer wrench at most home stores, but a broom handle works just as well.

Use the wrench or the broom handle to force the cutting wheel to move-either left or right, until it moves freely. At this point you can reach in and extract the object that caused the jam. If our repairman determines the unit is inoperative due to an unapproved object, you will be expected to pay for the repair. Always remember to run cold water when using the disposal.

Hot Water Heater

If you do not have any hot water, or only warm water, first check the circuit breaker to see if it has been tripped. Turn the breaker off then on and wait approximately 30 minutes and check to see if you have hot water. You should also check the upper panel on the hot water heater itself, provided the circuit breaker was not tripped.

You will need to unscrew the two screws holding the panel in place and check to see if the breaker/switch inside has tripped. If you have hot water, but it is not hot enough for you, open the bottom panel and raise the water temperature to the desired setting.

Lawn Care

Unless otherwise specified in the lease, lawn care; including mowing, edging, weeding, fertilizing, irrigation and care of the existing shrubbery and tree limbs are the responsibility of the TENANT.

If lawn care is paid for by the OWNER, it is the responsibility of the TENANT to notify the property manager of any problems concerning the irrigation system, dry areas in the lawn or pests in the lawn or on the shrubbery.

Pest Control

Unless otherwise specified in the lease, pest control is the responsibility of the TENANT to also include rodents and wildlife. Termites are the responsibility of the OWNER.

Plumbing Stoppages

Please plunge all stoppages to see if the problem can be cleared prior to calling for service. If it is determined that an item, or items that are not recommended to be flushed were flushed, you will be expected to pay for the repair to clear the drain.

Porches and Patios

These areas should be kept clean and free of clutter, webs and nest.

Windows and Screens

Any broken glass or torn or bent screens are the responsibility of the TENANT.

Resident Handbook

The new resident handbook and all contained herein are an addendum to and in addition to and made part of the lease agreement and in the event there is any conflict between the lease and this addendum, the provisions of this addendum shall govern.

We are happy to answer your questions, we kindly request you not ask us to breach any of its covenants.