Emergency Maintenance (5 to 8 hours response time)
Emergency services are available after hours and on weekends by calling Property Manager and leaving a message. 863.838.7804 (Emergency)
- An emergency is considered to be only those circumstances where health and safety are threatened or damage is being or has been caused to the property—such as fire, flood, uncontrollable water, backed up sewer or electrical problem endangering life. If this is a life-threatening emergency call 911 immediately.
- Refrigerator not working, being locked out of house, power off, oven not working, water heater not working, air conditioning not working. These issues may be inconvenient, uncomfortable, and aggravating; but they are not emergencies. EXPERT Property Management is not liable for loss of food caused by appliance break down or for damaged belongings due to water leaks. Adequate renter’s insurance is necessary to cover unforeseen personal losses.
Urgent Maintenance (1-3 business days response time)
- HVAC repairs, refrigerator not working, electrical problems, hot water heater problems, plumbing repairs (not clogged toilets *see notes below), loose railings, wobbly decks, broken windows.
Note: During peak seasonal months, target response times for heating and air may be subject to delays due to contractor overload.
Normal Maintenance (3-5 business days response time)
- Appliance repair, garage repairs, leaky faucets.
Category IV: Non-Essential Maintenance (5-15 business days response time)
- Fence repair, gutter cleaning
Not a Habitability Issue (30 Days response time)
- Screens; broken lattice; power washing; broken window shade; broken tree limb; missing door stopper; missing/broken door knob; all light bulbs including stove, chandelier, and refrigerator; and fireplace gas keys. Most of these items are covered by the Tenant through the Minor Repairs Addendum. Feel free to call or ask a Leasing Agent for details if unsure of what is covered.
*These items may or may not be approved for repair by the owner
Damages caused by abuse or misuse will be charged back to the tenant. We will rely on the servicing contractor to tell us what caused the problem.
If plumbing gets clogged due to items dropped in the toilet (toys, brushes, diapers, napkins, any personal items), the cost of the plumber will be the tenant’s responsibility (minimum $150). This is not considered equipment failure. Unless the contractor can prove it was not caused by the tenant (i.e. roots in system, pipe collapsed, septic tank backup), we assume it was caused by people, not by a defect of the property. Clogged plumbing is the tenant’s responsibility.
Caring For Your Rental Home
- Garbage Disposals are a frequent maintenance issue. When on, do you hear a buzz? If you do not hear a buzz, hit the red reset button on the bottom or side of the disposal. If you hear a buzz, turn off the disposal and unplug from the wall. Place a 3⁄4” allen wrench in the center shaft on the bottom of the disposal and twist back and forth (this un-jams the disposal). Remove any object, plug back in, turn on and test.
- Plumbing Systems need care of use. DO NOT put grease down any drain and always use a strainer in the kitchen sink. NOTHING except for waste and toilet paper should ever go down the toilets. Bathtub drains and sinks can run slowly if clogged with hair, use a strainer and clear periodically. Clogged plumbing from misuse will result in tenants being charged to clear the plumbing.
- Smoke Detectors/CO Detectors need to be tested on a regular basis and need to always remain in working condition. Test with approved smoke detector spray and replace batteries when needed.
- Carpet need to be shown care. Using area rugs and throw rugs in hallways can help preserve the wear of carpets in high traffic areas. Cleaning carpets on a regular basis is highly recommended. Try to prevent staining by cleaning up spills immediately. Upon move out, carpets will be professionally cleaned which will be deducted from the security deposit.
- A/C Systems need to be kept clear from any personal items and clutter. A/ C filters need to be replaced every 1-2 months. Keep at least a minimum temperature of 80 degrees inside the home in the warmer months especially if you are away from the property for a period of time. The system should never be set below 73 degrees when cooling for extended period of time. This causes strain on the system, resulting in unnecessary wear on the A/C components.
- Lawn Watering is important during the summer months. Lawns should be watered twice a week in the heat of the Summer for about 20 minutes for each coverage area. You can decrease watering when it rains if the rain shower provides a good soaking. Watering is most effective when done in the late evening or early morning. Tenant can be held responsible for damage to the yard from not watering, per the lease agreement.
- Yard Maintenance is the responsibility of tenant for keeping all outside areas free of garbage, debris, animal feces and any other unsightly items. Tenants are responsible for all landscaping including weeding, trimming of grass, edging of grass, pruning and trimming of shrubs and trees, and making sure grass is being watered. Be sure to report any problems with the irrigation/sprinkler systems.