Submit a Repair Request
Important: Check the list of common issues and solutions below before submitting your request.
Please check the settings on your home's central thermostat. Verify that everything is accurate and attempt to cycle the system off and back on to restore the defaults.
Often, poor performance is a result of dirty Air Filters. Be sure to install new filters. Adequate air flow is necessary for proper system efficiency and operation. Did you know your lease agreement requires you to change filters regularly?
Is your toilet is running:
If your toilet water is running continuously or occasionally, it is likely one of three things. Please watch this video "The Three Most Common Toilet Problems". Then if you need us to fix it, create a work order and tell us which issue is causing the problem.
If you have a clogged toilet:
A toilet clog is generally caused by something blocking the system. You can use a plunger to attempt to push anything stuck through the pipes.
My toilet isn't blocked, but it won't flush.
There may be an issue with the handle. Lift the cover on the back of the toilet and check that the chain linking the handle to the flushing mechanism is attached.
Often this is a simple reset of the trip switch on the disposal itself. Other times it's a result of the blades being jammed. Either way this is an easy solution to quickly fix the issue without a service call.
There are three things to check to potentially save you the cost of an unnecessary service call.
- Check the reset trip switch and reset if tripped
- Rotate the blades using a 1/4" Allen wrench
- If the blades are not turning you can squirt a bit of WD40 then turn on the unit followed by the water.
- Reset the breaker in the panel if it has tripped (see I've lost electrical power)
If these do not work place a work order in our maintenance portal.
Did you know there is a screen on the faucet that can clog over time. This is an easy fix and you'll have the water pressure you want in no time.
If you have lost power, you likely have tripped the breaker for your home. Locate your breaker box and reset it to restore power. If this doesn't work, call your utility provider to see whether there may be any problems with your account or localized outages.
Another common issue is a GFI outlet. These are commonly found on wall plugs in wet areas such as a bathroom, kitchen or garage. A GFI outlet controls many outlets on the same circuit. Unplug all appliances from all outlets on the same circuit. Find the GFI outlet and reset by pushing the reset button. This may solve your issue.
If you don't have hot water, there is probably a problem with the thermostat for your hot water heater. Check the settings and if necessary, make updates to the settings. If you make any changes, wait 15 to 20 minutes before testing the temperature again.
WARNING SIGNS OF WATER HEATER FAILURE
If you experience any of these symptoms, create a work order right away and we will schedule an inspection.
Every renter and homeowner fears water damage, for good reason. Take a look at your water heater, behind, and around the unit. If you see water dripping from any pipes, leaking from the tank, or pooling around the unit, have a technician perform a checkup. The problem may be resolved by tightening up some of the connections, adjusting the pressure, or replacing a valve.
But it could also be a sign that a connection needs to be replaced or the temperature/pressure-relief (or TPR) valve is faulty. If the TPR valve is the cause of the leak, a tech will need to replace the valve ASAP to prevent overheating. Leaking might also signify that the tank has corroded or cracked. If the tank is damaged, it’s time to replace the water heater.
Delivering Rusty or Cloudy Water
Another warning sign is when the water coming out of the faucets is not clear. Rust deposits or a metallic odor coming out with hot water can signal either rusty pipes or rust inside the water heater. If corrosion is eating away the metal from the inside, leaks are inevitable.
Murky water from the tap can also be signs that the water heater will fail soon. The cloudy look of the water is caused by mineral deposits in the system. As they buildup, these deposits can clog the flow of water and damage the heater components.
Hot Water Shortage
If hot water is running out quickly or you struggle to get hot – rather than warm – water from the tap, this is another omen. When it takes the heater an excessively long time to warm up the water, there may be an electrical problem or sediment buildup around the burner or heating element. This is often an early warning sign that the heater is ready for replacement.
Varying Water Temperature
Few things are more irritating in the morning than having the shower temperature change suddenly or constantly. If you find yourself adjusting the dial a lot, your water heater may be sending you a message. Water that changes from hot to cold without reason is a good reason to start thinking about purchasing a new unit.
Making Strange Noises
If you hear popping or rumbling noises coming from the water heater, it may be telling you that it’s close to failure. These sounds become more noticeable as the unit gets older. They are a symptom of mineral formation and sediment buildup hardening inside the tank. As this layer forms and thickens, the water heater must consume more energy to do its job, making it less efficient. Plus, this process wears on the tank and components, making cracks and leaks more likely with time.
For life or personal safety issues call 911. Things like whole system clogs, whole outages, burst pipes, spraying water, flooding, leaky roof and non-life threating property damage, call: (503) 420-8880 ext. 4 You will be directed to our live emergency team.
Still having trouble?
If you're not able to resolve your problem using the information above, make your request now.
Make a Repair Request
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If you need help accessing your account for the first time, give us a call: (503) 420-8880