Troubleshooting Maintenance Issues

Prior to submitting a maintenance request, please review our policies and procedures below. There are some useful maintenance videos included on this page, and on the internet. Many common problems can be quickly resolved by the tips in these videos. If you are unable to correct the problem and still wish to submit a maintenance request, you may do so by clicking the link at the bottom of this page. All repairs must be in writing and submitted through the link on this page. We will not accept repair requests over the phone. If there is a fire or medical emergency, call 911 before calling our office.

Effective September 1, 2019, there will be a $50.00 maintenance admin fee charged for all maintenance requests that are determined to be outside the landlord responsibility per the lease.

Tenant’s General Responsibilities: Tenant, at Tenant’s expense, must:

     (1) Keep the Property clean and sanitary;

      (2) Supply and replace all batteries for smoke alarms, carbon monoxide detectors, garage door openers, ceiling fan remotes, and other devices (of the same type and quality that are in the Property on the Commencement Date);

      (3) Supply and replace all light bulbs and fluorescent tubes (of the same type and quality that are in the Property on the Commencement Date);

      (4) Keep the garbage disposals and appropriate receptacles free of items not meant to be disposed of. Common items found in damaged disposals are bones or shellfish shells, vegetable peels and fruit skins, celery stalks or stringy vegetables, pasta, fruit seeds and pits, fats, grease, or greasy foods, egg shells, tea leaves and more;

      (5) Supply and change heating and air conditioning filters at least once a month;

      (6) Maintain appropriate levels of necessary chemicals or matter in any water softener;

      (7) Take all necessary precautions to prevent broken water pipes due to freezing or other causes;

      (8) replace any lost or misplaced keys;

      (9) Remove any standing water;

      (10) Pay any periodic, preventive, or additional extermination costs desired by Tenant, including treatment for bed bugs, unless otherwise required by law;

      (11) Know the location and operation of the main water cut-off valve and all electric breakers and how to switch the valve or breakers off at appropriate times to mitigate any potential damage;

      (12) Take action to promptly eliminate any dangerous condition on the Property;

      (13) Water the foundation of the Property at reasonable and appropriate times

Landlord will NOT pay to repair the following items unless caused by Landlord’s negligence:

      (a) Conditions caused by Tenant, an Occupant, or any guest or invitee of Tenant;

      (b) Damage to doors, windows, and screens;

      (c) Damage from windows or doors left open;

      (d) Damage from wastewater stoppages caused by foreign or improper objects in lines that exclusively serve the Property;

      (e) Items that are cosmetic in nature with no impact on the functionality or use of the item; and

By Clicking and Submitting a Maintenance Request below, You Have Read and Agree to the Above Stated Terms and Conditions


Many common problems can be resolved by the Tenant. Please read the Above Stated Terms and Conditions, then watch the Below tips to see if you can fix the problem yourself before submitting a maintenance request.

How to Turn Off Your Water at the Valve Box
5 Tips to Avoid Frozen Pipes This Winter - DIY Plumbing
Heat or Cooling Air Filter
Garbage Disposal

  • Turn the disposal ON and listen. Is it completely quiet, or does it make a slight humming noise?
  • If it makes no noise, try using the “RESET” button located on the bottom of the disposal. Push the button all the way in and then try using the disposal again to see if that fixes the problem.
  • If the disposal makes a humming noise but does not spin, it is probably jammed. Try looking inside with a flashlight to see if anything is visibly stuck.
  • Unplug the disposal underneath the sink to ensure it has no power. Use long pliers or another grabbing tool to remove any items jammed in the blades. Do not stick your hand inside!
  • Put a broom handle or wooden spoon inside the disposal. Try giving it a gentle twist to break the blades loose. Do not use extreme force.
Loss of Electricity

  • Look for a GFI plug, which is typically in locations near water like the kitchen, bathroom, or garage. The GFI is designed to “trip” or cut electrical power in case of a short, like when you drop a curling iron in the bathtub. You can reset the GFI by pressing the “RESET” button in the middle. You may have to push the “TEST” button and then the “RESET” before it will turn back on.
  • There may be more than one GFI. Sometimes the GFI is actually on the circuit breaker, so be sure to check the panel for problems, as well.
  • There may not be any GFI plugs in homes built before 1970.
Smoke Detector Doesn't Work or Chirps

  • Normally the smoke alarm will emit a beeping sound when the batteries are not working or losing their charge.
  • Test your smoke and carbon monoxide detectors every thirty days.
  • If a unit fails a test, change the batteries.
  • If a new battery does not work, submit a work order.
  • Do not disconnect, remove, or otherwise disable a smoke detector or carbon monoxide detector.
Sink is Clogged
Toilet is Clogged
Refrigerator Issues

Watch the video below for the most common problems and some suggested solutions. If you can’t find and fix the problem on your own, submit a maintenance request. Be sure to include the make and model number. You can typically find this information on a white label just inside the fridge door.

How Do I Turn Off the Water Main Supply to My House?
Oven Problems
  • Check the “Time-bake” setting on the unit. If the oven is in “Time-Bake” mode it will not heat.
  • Is the oven in self-clean mode?
  • If the oven does not work in Bake mode, try turning it to Broil and see if it works.
  • Did you accidentally switch the temperature from Fahrenheit to Celsius?
  • You can also attempt to find the User Manual by searching Google for the make and model.
Circuit Breaker Continually Goes Off

Check to see if too many appliances are running. Common culprits include high-energy devices such as microwaves, refrigerators, clothes dryers, toasters, curling irons, blow dryers, computers, printers, or space heaters.

Air Conditioning

  • Is the thermostat set to “COOL” and fan set to “AUTO”?
  • Is the temperature adjusted low enough?

If the unit is running but only blows warm air, try these tips:

  • Check the filter. See video link below for details.
  • Check the thermostat to ensure your temperature is turned down low enough.
  • Check the condenser line. This is a copper line about as thick as a pencil and located outside next to the blower. It should be warm to the touch. If it is hot then you need to check the blower fan outside.
  • Locate the blower and ensure the fan on top is running. If not, you can try to start it by pushing it with a pencil or ruler. Fans sometimes get stuck after long periods of no use. Do not use your fingers!
  • You can also check the condenser coil, located on the sides of the blower housing. If they appear dirty, turn the whole system off and then clean the coils by spraying with a garden hose. Do not use a pressure washer as it may cause damage to the system. Light pressure is sufficient.

If the air conditioner is not running at all:

  • Ensure the system is turned on. There is an ON/OFF switch that may be accidentally moved to the OFF position. You may even try turning it OFF and then back to ON.
  • Check your circuit breakers. They sometimes trip during hot weather or if a circuit overloads.
  • Check the on/off switch on the blower.

NOTE: If a repairman is scheduled to service the unit, please turn it off completely. It may need a couple hours to defrost before anyone can work on it. By turning it off you will save the technician a lot of time.

Prevent Frozen Pipes

  • Disconnect all garden hoses from exterior water valves. Drain and store hoses for the winter.
  • Close inside valves supplying hose bibs. Then open exterior hose bibs to allow excess water to drain off and keep the valve open so any remaining water can expand without bursting the pipe.
  • Keep exterior doors closed to protect interior pipes.
  • Keep cabinets open underneath sinks to allow warm air to circulate around the plumbing.
  • Do not let the temperature drop below 55 degrees inside the home.
  • Notify AWR any time you intend to leave the home empty for longer than 24 hours.
Shower or Tub Drain is Clogged
Reset a Garage Door Remote Control

Pin It on Pinterest

Share This
Skip to content