Please review this page prior to calling us for help.
Home Repairs
You notice a maintenance problem… Report it right away. Some problems worsen if left unchecked, such as dry rot and leaks. Tenants may be liable for the damage caused by unreported problems.
Some time has passed and no repair person has contacted me for an appointment… Please contact us so we may address the problem.
You have made an appointment with the repair person… Be sure to keep the appointment. If nobody is present when a repair person arrives at the appointed time, and you have not rescheduled the appointment, you will be charged for the service call.
The repair person failed to show up for the appointment… Please call or email us so we may address the problem.
The repair did not hold… Please call us immediately so that we may have the repair person or a new vendor make it right.
The repair is completed… Please call or email us so that we can note it accordingly.
Things to consider before calling the property manager to address a maintenance issue:
Smoke Detector not working when tested… Test with approved smoke detector spray, replace battery.
Smoke Detector beeps… Replace battery.
No power to plugs or switches… Check and reset breaker panel. Check all GFI outlets (usually located in the bathrooms, kitchen, utility rooms, and garages); check if plug works off a wall switch.
Garbage disposal doesn’t work… When “ON” do you hear a buzz? If you do not hear a buzz, press the reset button on the bottom of the disposal and test. If you hear a buzz, turn off the disposal and unplug from wall (plug is usually under the sink). “Stir” the disposal blades with the handle of a broomstick or other such item. This will often dislodge whatever is causing the unit to jam up. Make sure no foreign object has been placed in the disposal. Things such as chicken bones, toys, bottle caps, onion skin, celery, chicken skin and more will get stuck in the blades and cause the disposal to cease working.
No hot water… Check thermostat on tank for proper temperature setting. Check that thermostat is not set to “vacation”. Check and reset breaker on power panel. Check and reset the button next to the thermostat.
Hot water too hot… Check thermostat on tank and turn down.
Plumbing or fixture leak… Turn off water fixture, turn off water at supply line. Call the appropriate water department first as it may sometimes be the city or county’s responsibility depending on where the problem is. If not, they will tell you. If it is, they will fix it promptly. Otherwise, call us.
Toilet plugged… Plunge and test.
No heat or air conditioning… Check thermostat. Check that furnace covers are in properly. Change your heating/air conditioning filter. Clogged filters cause the system to work harder and impedes the flow of air through the ducts. If it is an electric unit, shut off all the switches at the breaker box, wait several minutes and then turn them all back on again. Did you pay or disconnect the electricity or gas service?
Dishwasher won’t drain… Clean food out of bottom of dishwasher. Clean food from air gap located next to the faucet on top of the sink.
Dishwasher doesn’t clean dishes… Don’t run the garbage disposal while dishwasher is running.
Appliance/system not working… First, make sure that everything is plugged in and all switches are turned to the “ON” position. Make sure there is no timer that is set, preventing normal operation, such as on a programmable heating/air system.
Range/oven… If it is a gas unit, call PG&E first. Sometimes PG&E can fix small problems, such as the pilot light, at no charge.
Windows/screens… Windows and screens damaged during tenancy are your responsibility. If glass is broken, immediate replacement must be made with like-kind materials and quality. You may assign repairs that are your responsibility, but a professional job is expected. No deductions from rent will be permitted nor reimbursements of any kind made unless specific arrangements are made in advance.
The tenant is responsible for the following:
Keeping the property clean and sanitary inside and out and in good working order and condition. Tenant shall not mar or deface the walls, woodwork, or any part of the premises.
PAY for damage to property as a result of failure to report a problem in a timely manner.
PAY Lessor upon demand for costs to repair, replace or rebuild any portion of the premises damaged, whether through negligence, by Tenant, Tenant’s guest, or invitees.
In the event of a break-in, supply us with a copy of the police report at Tenant’s expense; should Tenant fail to do so, Tenant agrees to pay repair costs.
Replacing any cracked or broken glass, no matter what the circumstances of the breakage, unless police report is provided to us detailing circumstances of the breakage.
Payment of unnecessary workman service calls, for service calls caused by Tenant’s negligence and for extra calls as a result of failure to keep appointments with repairman.
Responsible for damage done by rain or wind as a result of leaving windows or doors open.
Maintaining minor and simple repairs such as replacing light bulbs, smoke detector batteries, cleaning or replacing furnace filters every month. Under no circumstances is Tenant to perform any electrical repairs.
Carpet cleaning when it becomes soiled during tenancy.
Refrain from disposing into toilet things such as diapers, sanitary napkins, tampons, paper towels, wads of toilet paper, newspaper, children’s toys, matches, Q-tips, balls of hair, grease, oil, table scraps, clothing, rags, sand, dirt or rocks. Tenant will pay for cleaning of drains or repair of septic system, and for clearing stoppages, except incidents created by roots or structural defects.
Clearing blockages of garbage disposal not caused by mechanical failure.
The tenant should inform us when noticing:
Clogged gutters… This could cause water damage to the foundation of the house.
Dry rot visible in any area… This could progress rapidly causing major damage.
Vines choking a tree… It could kill the tree.
Tree limbs hanging on the roof… It may invite vermin or damage the roof.
A fence in disrepair
Standing water around any area of the house
Grout or caulk separating, cracking or splitting
Any water leaks anywhere… Unchecked leaks could lead to extensive and expensive damage that may become the tenant’s responsibility.
Chipping or peeling paint
Cleaning and maintenance recommendations
Do not use lemon juice on granite counters.
Do not use water on wood floors.
Do not use liquid drain cleaner! Use a flange or cup plunger instead.
Use only approved cleaners on stainless steel appliances.
Squeegee shower doors to prevent water spots.
Make sure yard sprinklers do not spray on siding or windows, since water spots on the windows may be difficult or impossible to remove and water on siding may cause irreparable damage.
Regularly replace the batteries in all smoke detectors. Non-working detectors will be replaced free of charge.
Regularly replace the heating and air filters.
Keep the chimney clean, if you have a fireplace, and observe “no-burn” days.
The tenant will be held responsible for any repairs that are due to negligence or abuse:
Garbage Disposal
Attempting to dispose of unacceptable stuffs (e.g., chicken skin, celery, egg shells, onion skins, artichokes, bones, potato peels, and much more).
Placing too much matter in the disposal at one time.
Running the disposal for too long or without enough cold water running.
Dishwasher
Leaving food residue on the dishes when placing them in the dishwasher
Running it less than once every other month, causing seals to dry out
Range
Using oven cleaner on self-cleaning oven (ruins interior surface)
Grease accumulation on or around burners (can cause electrical fire)
Food spills and overflows (can clog burner lines, ruin elements)
Central Heat & Air
Failure to change the filter every two or three months, which can lead to emission of dangerous fumes, as well as higher heating/AC bills
Fireplace
Leaving the damper closed when starting a fire
Using lighter fluid on wood
Building too large a fire for the size of the fireplace
Leaving the screen/glass doors open while a fire or embers are burning
Bathroom
Foreign objects dropped into toilet bowl
Using excessive amounts of toilet tissue at one time
Flushing inappropriate matter (eg: cigarette butts, paper towels, etc)
Grease and/or hair build-up in pipes
Not using the fan or opening the window while showering, causing mildew
Water splashing out of tub/shower (damages floors, ceilings, causes dry rot)
Telephone Wiring Damage
Additional telephone jacks/wiring is NOT permitted without prior written approval. If approved, installation and removal must be done by a professional technician.
Closets
Over-stuffing, which can cause sliding doors to slip off track and break
Excessive weight hanging on the clothes rods, causing rods to fall/break
