Maintenance

General Maintenance

• Respond to initial report of trouble
• Check all walls and baseboards for appearance of scuffs and damage
• Lubricating/adjusting/securing door mechanisms and tightening door hinges, tracks and pulls as needed
  • Check Kitchen & Bathroom cabinets for proper operating condition – Hinges, tracks and pulls
• Replace doorstops and doorstops tips
• Ensuring the presence of a vacuum with an empty canister
• Re-installing Towel bar, toilet tissue holder, shower curtain rods as needed
• Re-hooking drapes and adjusting controls or rods
• Check all interior and exterior door locks for proper working condition
• Simple re-hanging of pocket doors
• Inspect balcony rails, tile and furniture 
• Equip each property with fire extinguisher, if multiple stories one on each floor
  • Cost of extinguisher billable

Electrical

• Respond to initial report of trouble
• Check all ceiling fans for proper operation
• Re-setting breakers and GFI receptacles
• Check all light switches, ceiling fans, lamps, replace standard bulbs as needed
  • Specialty bulbs not included
• Replace batteries 9 volt, AA, AAA (thermostats, entry locks and ceiling fan remotes)
  • Replace Smoke Alarm Detector batteries on annual safety check
  • Replace ceiling fan remote specialty battery (cost of battery charged)
  • Specialty batteries not included
• Dispatch Electrician vendor if needed

Electronics

• Respond to initial report of trouble
• Television
• Checking televisions for proper operating condition and setting all TV remotes to the correct inputs
• Programming TV’s, VCR’s, and DVD’s

HVAC

• Respond to initial report of trouble
• Change AC Filters Monthly
• Checking ceilings for mildew & treating, including AC vents & return air grills (billable if outside vendor required).
  • Clean bathroom air supply registers or replace if needed
• Ensure unit is being operated properly
  • Check temperature of conditioned air at selected air supply vents
  • Checking thermostat controls, resetting if needed, and troubleshooting common issues.
    • Visual check for Iced Coils
    • Compressor not running
    • Breakers tripped
  • Inspect for Mildew or Condensation dripping
    • Clogged drain line, blow out drain line
  • Clean return air grill and HVAC closet louvers
• Dispatch HVAC vendor if needed

Plumbing

• Respond to initial report of trouble
• Unclogging sinks, tubs (using standard 20-inch hair snake), toilets (using plunger only)
• Check toilet plumbing for leaks and wear
• Check kitchen/bathroom faucet and under sink for leaks and wear
• Cleaning and reinstalling aerators to faucets
• Reset garbage disposal
  • Unclogging garbage disposal (using plunger only)
• Replace toilet seats (cost of toilet seat billable)
• Re-attaching and adjusting flapper valves and flush arms in toilets
  • Replacement materials parts for valves and flush arms 
• Basic troubleshooting, including resetting when possible and ensuring proper operation of appliances, including water temperature.
• Dispatch plumbing vendor if needed

Pest Control

• Respond to initial report of trouble
• Notify HOA, if applicable, of issue and treatment plan
• Notify Pest Control Company to schedule treatment plan

Appliances

• Respond to initial report of trouble
• Basic troubleshooting to include
  • Reset when possible
  • Ensure proper operation of appliances including water temperature
  • Defrost waterlines in refrigerator if needed
  • Replace water filter in Refrigerator or Ice Maker (cost of filter is billable)
  • Clean out dryer lent filter (inside dryer) 
  • Clean oven hood vent and replace
• Dispatch Appliance vendor for repair if possible, cost beneficial to repair vs replace
• Schedule and coordinate dryer duct cleaning with reputable vendor (cost of outside Vendor billable)