Maintenance Troubleshooting

Before submitting a maintenance request, try these quick troubleshooting steps — they can often resolve common issues right away and help you avoid unnecessary service delays.

If the problem continues after you’ve gone through these checks, you can easily submit a request through your Resident Portal, and our team will follow up as soon as possible. Multiple items can be put in one work order, so there is no need to create an order for each item. Please provide enough detail so we can clearly understand the problem and upload pictures to help illustrate it.

If this is an emergency — such as an active water leak, loss of heat/AC, or sewage backup — please call our office immediately at (540) 568-2449. If you have a life-threatening emergency (like a fire), call 911 immediately and then reach out to your property manager.

Submit Maintenance Request

Emergency vs Routine Maintenance

The following list covers some of the most common required items, but it isn’t exhaustive.

Emergency maintenance items include:

Loss of heat when the outside temperature is below 50 degrees
Loss of air conditioning when the outside temperature is above 90 degrees
Sewage backup
Burst plumbing/water leaks
- Should you have an active leak, turn off the water first, attempt to clean up standing water, then reach out to us.
- Typically, there will be shut-offs under sinks and next to toilets, and the main water shut-off is frequently near your water heater.
Clogged toilet - if you only have one in your home.

If your issue is not listed above, please submit a maintenance request online, and we will handle it during normal business hours.

Routine maintenance items include:

Clogged drains
Inoperable dishwasher or garbage disposal
Inoperable washer/dryer
Dripping faucets or running toilets

Items that are not an emergency, but will take priority over other requests:

Loss of hot water
Inoperable refrigerator or stove

Submit Maintenance Request

Troubleshooting

Garbage Disposals

If your garbage disposal isn’t working, there are a few common issues you can troubleshoot before submitting a maintenance request.

1. Check the Power Supply

• Ensure it's plugged in: Sometimes, the disposal can be unplugged or loose.

• Reset Button: Most disposals have a red reset button on the bottom. Press it to reset the unit if it has tripped.

• Circuit Breaker: Check your home’s circuit breaker to ensure it hasn’t tripped.

2. Inspect for Jammed Objects

• Turn off the power (unplug it or switch off the circuit breaker).

• Use tongs or pliers: Reach into the disposal with tongs or pliers to remove any debris, like bones or large food scraps, that might be stuck.

• Turn the blades manually: Use a broomstick or similar object to turn the blades manually through the drain hole. This might help free up any jam.

3. Check the Sink Drain

• If water isn’t draining, there might be a clog in the drainpipe or the garbage disposal itself.

• Use a plunger to help clear any blockages in the sink or try a drain cleaner if it's mild.

4. Check for Leaks

• Inspect the connections under the sink to ensure there are no leaks, which could indicate loose pipes or seals that need tightening.

5. Test the Disposal

• Once you've checked for jams, reset it, and made sure everything is clear, run water and turn the garbage disposal on.

If none of these steps solved the issue, please submit a maintenance work order.

Video

Smoke Detectors

Changing the batteries in your smoke detector is a simple but important task. Here's a step-by-step guide to troubleshoot the process:

1. Get the Right Batteries

• Check the type: Most smoke detectors use a 9-volt battery, but some may require AA or other sizes.

2. Safety First

• Turn off the smoke detector: It’s generally a good idea to silence or deactivate the alarm before changing the battery to avoid a loud surprise while you work.

• Use a sturdy ladder: If the smoke detector is on the ceiling or high on a wall, use a step stool or ladder to safely reach it.

3. Remove the Smoke Detector from the Ceiling/Walls

• Twist or unclip the unit: Most smoke detectors will either twist off their mounting bracket or detach with a simple clip. Turn it counterclockwise or push the release tab, depending on the model.

• If you’re unsure, consult the manufacturer’s instructions, but most detectors have a quick-release method.

4. Remove the Old Batteries

• Once you have the unit off, open the battery compartment. For some models, it’s a little door that you can slide open. For others, it may require removing screws.

• Take out the old battery and make sure the contacts are clean. If you see any corrosion, clean it gently with a dry cloth.

5. Install the New Batteries

• Place the new battery inside the compartment, ensuring the positive and negative terminals match the markings in the compartment.

• Make sure it fits snugly and there’s no loose contact.

6. Test the Detector

• After installing the new batteries, reassemble the smoke detector and mount it back on the ceiling or wall.

• Test the detector by pressing the test button (usually a small, round button on the front of the unit). You should hear a loud alarm if it’s working properly.

7. Reset or Silence the Detector (if needed)

• If the smoke detector went off during the process or you silenced it, you may need to reset it to ensure it’s working. Press and hold the test button for a few seconds to reset.

8. Check for Expiration Date

• Smoke detectors usually have a life span of 8-10 years. If your detector is older, it might be time to replace the entire unit. Many detectors have an expiration date printed on the back. In that case, please submit a maintenance work order to replace the smoke detectors.

Video

Dishwasher

Not Cleaning Dishes Properly:

1. Check and clean the spray arms - look for clogs in the holes and ensure they spin freely

2. Check the filter/trap at the bottom - remove, clean thoroughly, and reinstall properly

3. Ensure proper loading - dishes shouldn't block spray arms or be too tightly packed

4. Verify hot water connection - run hot water at sink before starting dishwasher

5. Use fresh detergent - old or clumped detergent may not dissolve properly

Not Starting:

1. Check power - breaker, outlet, power button

2. Verify door is fully latched

3. Look for control panel issues - stuck buttons, error codes

4. Check child lock if equipped

5. Test door latch switch - should click when closing

Spots/Residue:

1. Test water hardness - may need water softener

2. Try rinse aid if not using

3. Check water temperature - should be 120-140°F

4. Consider using different detergent

5. Clean spray arms and filters

For leaks, noises or not draining properly. Please submit a maintenance request

Video

Washer

Washer Won't Start:

1. Check power supply - verify outlet, cord, and circuit breaker

2. Ensure door/lid is completely closed and latched

3. Test if buttons/controls respond

4. Verify water supply valves are fully open

5. Check if child lock is activated

Not Filling with Water:

1. Check water supply valves are open

2. Clean inlet screens/filters

3. Test water pressure at faucets

4. Check for inlet valve failure

For other issues please submit a maintenance work order.

Electrical

Troubleshooting electrical problems can be tricky, but breaking it down into manageable steps can help you identify and solve the issue safely. Here’s a step-by-step guide for common electrical issues:

1. No Power to an Outlet or Appliance

• Check the appliance/device: Test the device or appliance in another outlet. If it works there, the problem is likely with the original outlet.

• Circuit Breaker: Go to your electrical panel and check if any breakers have tripped. If a breaker is in the “off” position, flip it back to the “on” position. If it immediately trips again, there’s likely a short circuit or overloading issue.

• GFCI Outlet: If the outlet is a GFCI (Ground Fault Circuit Interrupter), it may have tripped. Press the "reset" button in the middle of the outlet to restore power.

2. Circuit Breaker Keeps Tripping

• Overload: One of the most common causes of a tripping breaker is an overloaded circuit. Ensure you aren’t running too many devices on one circuit. Unplug a few devices and reset the breaker.

• Short Circuit: If the breaker trips immediately after resetting, there could be a short circuit somewhere in the wiring. This could be caused by damaged wires or a malfunctioning appliance. In this case please submit a work order.

3. Electrical Outlets Not Working

• Check the breaker: Make sure the breaker for that specific outlet is in the "on" position. If it is, and the outlet still doesn’t work, move on to the next step.

• Test the outlet: Plug in a device that you know is working (like a lamp or phone charger). If it doesn't power on, the outlet might be faulty.

4. No Power to a Specific Room or Area

• Check for tripped breakers: If only one room or area is affected, the breaker for that section may have tripped. Check and reset any breakers that control that part of the house.

• Check the main panel: If no breakers are tripped and power is still out in specific areas, there might be a larger problem with the wiring. In this case, it’s time to contact an electrician.

• Faulty wiring or connections: A loose or broken wire could be the culprit. Again, this is something that should be addressed by a professional.

If none of these steps work, please submit a work order. Please note that tenants are responsible to replace light bulbs.

Video

Toilet

Various issues