Maintenance Troubleshooting

Before submitting a maintenance request, please try the following for the specific issue you are experiencing. After the troubleshooting steps if you are still experiencing issues submit a maintenance request stating the issues that you are having as well as the troubleshooting steps you have tried. Be sure to put in the make/model of your appliance as well as any pictures or additional information that may be needed to speed up the maintenance process.

• Cooktop
• Dishwasher
• Dryer
• Mold
• Electrical Issues
• HVAC
• Doors & Locks
• Sliding Doors
• Plumbing
• Hot Water Heater
• Toilet
• Lawncare
• Pest

COOKTOP

Electric Stove

The first step if your cook top is not working is to isolate the issue. 

1. Has the breaker tripped, or the fuse blown? Sometimes an electrical surge will interfere with the power supply, causing breakers and fuses to react to protect your appliances. In the breaker box, move the tripped breaker all the way off and then back to the on position to reset it.
2. Make sure the stovetop has power. 

Gas Stove

To troubleshoot ignition problems for burners on a gas stove, it’s important to understand the basics. When you turn on a burner, an electronic igniter generates a spark that ignites gas going to the burner. If you are unable get your burners to ignite: 

• Confirm the gas is turned on at your property. If the stove suddenly will not function, there may be no gas connected to the home at all. 
• Is there an outage in the area (call your gas company)
• Check you have paid your gas bill up to date 

If gas is connected to the property and the stove is not working, confirm whether the elements and knobs are in their correct positions. Please check to ensure that the element is in its correct position on the stove and that there are no obstructions. 

• Allow the burner grates to become cool to the touch if they have been on and take them off the stove. Check the igniters one at a time. Turn on one of the burner knobs all the way until it stops and listen for the click of the igniter at that burner. If the igniter doesn’t click, note that burner and check the remaining igniters. Note a burner that doesn’t ignite when the igniter clicks and proceed with the troubleshooting. 
• Make sure the burner grates are fitted correctly. If they have been recently taken off for cleaning, then they may not have been put back correctly. You can slowly turn the grate until you feel it move into the correct position. 
• Often the problem may be a buildup of material preventing gas from getting through to the igniter. Strip the gas cooktop and scrub anywhere that needs it and replace all parts and try ignitors again. Do not use harsh cleaners or scourers on stove tops! 

RANGEHOOD 

If your Rangehood is not filtering well, using a water-based degreaser from the supermarket, simply fill the sink with hot water and degreaser, drop in the filter and let the degreaser do all the work. The filter will come out sparkling clean in just a few minutes, then rinse it off. 

If there is no power to it verify the breaker and/or GFCI outlets have not tripped. If they have move the tripped breaker all the way off and then back to the on position to reset it.

OVENS 

If the oven works – it just doesn’t work right- producing little heat, the problem is likely not the element, but another connected part. 

• First check the oven door. The gasket surrounding the door must seal in the heat to maintain temperature. If you notice rips, tears, or missing portions, this may explain the problem. 
• Check the hinge on the door. Is it bent? Does it open more than 90 degrees, this may be the problem. 
• Test the thermostat. Place an oven thermometer inside the oven and verify the temperature difference. 

Electric Ovens 

Refer to your appliance instruction manual first. If there is not one in the property, Google the model number, most are downloadable from the internet. Model information is usually found inside the oven door. Following that below are our troubleshooting recommendations.

Further Tips: 

• Is the electricity connected by the provider? Please contact your provider to ensure it is not a supply issue. Should there be a supply issue specifically to your property and not the immediate area, please ask for as much detail as possible and contact our office to advise of the problem. 
• Is the main power supply turned on at the meter/fuse box? Please check your meter box to ensure that the switches are all turned on and functioning. Please contact our office if your safety switch is tripping when using the oven and/or stove. 
• Is there a separate power switch for the oven/stove? Please check if there is a power point/switch specifically for your oven/stove. These can often be located on the wall of the kitchen or the cupboards. 
• Try turning the timer function on as some models will require the timer to be on when the oven is in use. 
• Check the oven control knobs. Some have separate cycle and temperature knobs; others combine all functions on one knob. Either way, are they set properly? Have you recently removed the knob, perhaps to clean the oven? If the knob was pulled off, it may not be aligned properly. Try pulling the knob off again and repositioning it for a quick, easy fix. 
• Does your element work? Since the element, at the top of the oven, is separate from the bake element at the bottom of the oven, if one works and the other doesn’t, you know the problem is either in the element or the receptacle block into which it plugs. 

Gas Ovens 

Most of the malfunctions that affect gas ovens involve the supply and ignition of gas in the burners and the oven. If your oven is not heating up. 

• Is the gas connected by the provider? Please contact your provider to ensure it is not a supply issue. Should there be a supply issue specifically to your property and not the immediate area, please ask for as much detail as possible and contact our office to advise. 
• Check to be sure the oven is getting power. Does it have the clock showing on it? If it is an older model, did the manual operation get bumped?
• Is the oven clean. Buildup can prevent the oven from heating up! 

DISHWASHER 

If after referring to your user manual (available online if you don’t have one handy) for troubleshooting, try the tips below. 

Dishwasher Doesn’t Run 

• Be sure the power is on, the door is latched, and the control is engaged. 
• Check the GFCI outlet nearby for a tripped circuit, check the breaker box for a tripped breaker or blown fuse. If you find one, switch the breaker to the fully OFF position and then back to ON. 
• Check dishwasher switches & timer. If electrical power is available to the dishwasher but the appliance doesn’t run, the problem is likely a defective door switch, timer, or selector switch. To solve a door switch problem, you may be able to adjust the door latch’s strike slightly, using a screwdriver (turn off the power to the dishwasher at the electrical panel first). 

Dishwasher Doesn’t Fill 

• Make sure the water is turned on. Check the hot water supply stop valve, normally located under the sink. Open it all the way by turning it counterclockwise. 
• If water supply on already, thoroughly clean dishwasher and clear any blockages. 

Dishwasher Doesn’t Drain 

Following a cycle, a small pool of clean water inside the tub is normal. An excessive amount of water could mean the pump isn’t pumping water out properly or that the drain is clogged.

• Remove the filter located under the bottom of the dishwasher and clean it thoroughly
• If you see anything in blocking the drain remove it. 
• To prevent future blockages ensure you rinse dishes prior to washing them. 

Dishwasher Doesn’t Clean Dishes Properly 

• Run a cycle using a cup of white vinegar upright in the top rack of an empty dishwasher to fully clean the unit. 
• Check that the jets are not clogged with debris and preventing water from spraying. 
• Check that nothing is blocking the spray arms. Remove the filter located under the bottom of the dishwasher and clean it thoroughly.
• Check that the spray arms are free of debris and moving freely. When dishwasher is on the arms rotate, if they are stuck then the dishes will not be cleaned properly. 
• Verify that the dishwasher is being properly loaded. Too many dishes do not allow water to circulate and 

Garbage Disposal

If your garbage disposal fails to work, you may need to push the reset button. This button is located under the unit and is usually colored red. You will also want to check the GFCI outlet to make sure it hasn’t tripped and turned off power to the disposal.

Disposals get blocked easily. 

• Turn off the power to the disposal. 
• Make sure that food is not jamming up the disposal by manually removing everything. If it was jammed from debris in the disposal but still now working. 
• Use an allen wrench to loosen the bolt at the very bottom of the unit by turning it 1x to the left.
• Manually turn the arms within the disposal area until they freely turn.
• Re-tighten the bolt.

DRYER 

If your dryer is not working, there can be several issues. As with any appliance, check your manual or Google the model for tips online.

General Tips

• Check the power is on. 
• Clean the lint filter before every use. A dirty filter will prevent the dryer from working at maximum efficiency. 
• Ensure the dryer is not overloaded with clothing. 
• Check the dryer vent outside, is it blocked with lint.

WASHING MACHINE 

As with any appliance, refer to the instruction manual. If you do not have one, Google the model number. This will supply the most accurate information on what to do with your model. Below are some common problems and tips to assist you isolating the issue. 

Washing Machine Doesn’t Work and Doesn’t Make Any Noise 

• Check that the washer is plugged in securely and powering the unit 
• Check the circuit breaker or fuse box has not been tripped. If it has moved the tripped breaker all the way off and then back to the on position to reset it.
• Check that the water supply taps are turned on.
• Inspect the filter screens 

Washing Machine Doesn’t Work but it Does Make Noise 

• Check the water supply taps are turned on 

The Basin isn’t filling up 

• Check that the water supply taps are turned on 
• Inspect the water supply hoses for kinks 
• Check the filter screens 

MOLD 

Mold is primarily a sign of poor ventilation. Whenever using hot water such as in the shower or bath, when boiling for cooking, steaming, using an electric clothes dryer or rice cooker for example, ALWAYS keep windows open to avoid the development of mold. Use the bathroom fan if it is available or open the window after bathing/showering. Particularly in winter, the bathroom door should be left open after showering to let steam disburse. Should mold appear, the sooner you treat it, the better. Bleach, vinegar, commercial mold treatments available from supermarkets are all recommended. If you have signs of mold in cupboards, mold absorbers also available from supermarkets should be used and replaced regularly. Always notify your manager when mold is present. 

ELECTRICAL ISSUES 

Light Bulbs Not Working 

It may sound silly, but many people aren’t sure how to change a light bulb. 

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  1. First make sure the power is turned off. The safest way to do this is to switch the safety switch in the switch board.
  2. Allow the bulb to cool before touching it.
  3. Take the bulb out of the socket. The way you do this will depend on whether your bulb has a bayonet mount or a screw fitting: 
     • Bayonet Mount (two prongs): Grasp the bulb lightly but firmly, push upwards gently and turn anticlockwise until it is released from the socket.
     • Screw Fitting: Keep gently twisting anticlockwise until the bulb comes loose from the socket.
  4. Insert a replacement bulb lightly but firmly into the socket. Depending on the type, turn it clockwise until it locks into place or keep gently twisting clockwise until it won’t go any further. 
  5. Once the bulb is in, turn the power back on again and switch on the light. 

As always, safety is crucial when working with electrical or wiring faults. Remember to check the wattage on the used bulb and replace it with a bulb of the same wattage and to dispose of the bulb well out of the reach of children
Don’t put your fingers in the exposed light socket 

Flickering Lights 

• Make sure your light bulb is screwed all the way into its socket. You should also check to see if your bulb is the proper wattage for the socket you are using. 
• If the bulb is securely in its socket and the correct wattage, try another bulb. That will tell you if the bulb was faulty or just old. 

No Power 

• Is the electricity connected by the provider? Please contact your provider to ensure it is not a supply issue. You can also Google ‘Power Outage’ and you will be redirected to notifications in your local area. 
• Check the breaker box to make sure a breaker didn’t trip. If they did, turn them back on.
• Check the GFCI outlets to make sure they aren’t tripped. If they are, move the tripped breaker all the way off and then back to the on position to reset it.

My Outlet isn’t Working, but I Still Have Lights 

• Chances are you have just used a faulty appliance and it has tripped your safety switch. Unplug the last appliance used, (commonly a hair dryer, kettle, toaster or clothes dryer) and reset the nearest GFCI outlet. Head to your power box and check your switches - one or all of them will point to ‘OFF’. Turn this one back on. If you re-plug in the appliance and it happens again, your appliance is faulty and either needs repair or replacement. 

A maintenance appointment by a tenant for a faulty appliance or blown light bulb will result in the charge being passed on to the tenant. 

HVAC

Electric 

• Check power supply. Are other appliances connected to power points in the surrounding area functioning? 
• Try plugging in another appliance into power point and testing. 
• Check if any safety switches have been triggered by the use of the heater. If so, this could indicate a faulty appliance. 
• Change out the thermostat battery. This is one of the most common issues with furnaces. If the battery is weak or dead at the thermostat the furnace will not work correctly.
• Check controls and refer to manual (available online if not inside property. Just search the model number). 

Gas Furnace

• The pilot light may have been extinguished. Instructions for lighting the pilot will be on the appliance. If not, Google the model number for details. 
• Check gas supply is still connected to the property by testing another gas appliance is working. If not, then check the main gas valve at the property or contact your supplier for advice. Gas supply can some be interrupted for works. This can be determined by entering ‘Gas Supply Issues’ into Google which will bring up your local area and advise of any disruptions. 
• Change the furnace filter.
• Change out the thermostat battery. This is one of the most common issues with furnaces. If the battery is weak or dead at the thermostat the furnace will not work correctly.
• Make sure that the cold air return vents are clear. Do not place anything in front of them, this blocks the airflow to the furnace.  

Air Conditioner

• Check the breaker to make sure it hasn’t tripped. If they are, move the tripped breaker all the way off and then back to the on position to reset it.
• Change out the thermostat battery. This is one of the most common issues with furnaces. If the battery is weak or dead at the thermostat the furnace will not work correctly.
• If the air filter at the furnace and on the A/C condenser unit is too dirty it can restrict the airflow causing the AC to not run efficiently or at all. Change out the furnace filter and/or spray off the coils on the outside condenser unit. Also check for weeds, grass, leaves, critters that can block the unit. It needs full airflow to work correctly.
• If you check you’re A/C and you see that the coils are frozen. Turn off your air conditioner. Allow 24 hours for the unit to fully defrost. Start it back up again and see if that has fixed your issue. If the unit continues to freeze up let your manager know. We cannot send out someone to fix the unit while the coils are frozen, so be sure to keep your A/C unit off so the technician can best fix it. 

Swamp Cooler

Swamp coolers are a little bit of a different beast here in Utah. They are not designed to work well in extreme temperatures (over 90 degrees Fahrenheit). For best results follow these tips:

• Swamp coolers need airflow, open a window in the room that you want to cool, and it will pull the cool air from the ‘hallway’ over to the room with the open window.
• Use fans to help direct the airflow
• Be sure to ventilate, swamp coolers use water to cool and will build up humidity. You don’t want mold to grow from lack of ventilation.
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DOORS AND LOCKS 

Sticky Hinges 

Use an aerosol lubricating oil like WD40. Lubricating oil is perfect for fixing squeakiness. Ask your hardware store if you’re not sure what’s best for your needs. 

• Make sure that the oil DOES NOT get on the floor or other parts of the door.
• The oil used should be capable of penetrating the hinges. An alternative to aerosol is to get a can or container that has a thin nozzle able to access the area. 
• Spray the oil right onto the hinge. Open and close the door a few times. It should start to do the trick almost immediately. 

SLIDING DOORS 

Sliding doors get sticky and hard to open when the wheels are out of adjustment, or the track gets dirty. Here’s how to repair your sliding door. 

• Start with a good cleaning. Scrub caked dirt and grime out of the track with a stiff brush and soapy water. If the door still doesn’t slide smoothly, the rollers under the door either need adjusting or are shot. 
• Locate the two adjusting screws at the bottom of the door (on the face or edge of the door) and pry off the trim caps that cover the screws. If one side looks lower, raise it until the door looks even on the track. If the door still sticks, turn both screws a quarter turn to raise the whole door. 
• If the door still doesn’t glide smoothly, you’ll have to remove the door and examine the rollers. Call your Property Manager and we will arrange the maintenance. 

PLUMBING ISSUES 

There are multiple likely issues with plumbing in any property, new or old. We have listed the most common concerns below with some handy tips to fix the problem. 

Burst Pipe 

If you suspect a pipe has burst, immediately turn off the water to that pipe. There are multiple locations for water shutoff such as under sinks, by the toilet, near the water heater or washing machine. These shut offs turn off that specific line. If you do not know what line it is that has broken locate the main water valve. This valve can be located anywhere within the property. Common places are in the basement or by the water heater. Contact your Property Manager to let them know as soon as you can for an urgent repair.  

Drains Blocked or Slow to Empty 

This is usually caused by blockages - commonly food in kitchens and hair build up in bathrooms. Attempting to unblock it with a product like Drano could cause damage to the lines that you would be responsible for. 

• Clear the drain of any hair or objects that can be seen. There are many products on the market that are made to do this. 
• Put some baking Soda in the drain and then pour white vinegar down the drain. After the reaction subsides pour boiling water into the drain to try to clear it.

If there are still blockages after these tips have been tried, please submit a support request. 

Invoices received for drains that were blocked due to foreign objects, hair, food, etc. will be charged to the tenant for payment. 

HOT WATER HEATER 

There are a few main things to check here:

• When you turn the hot tap on, is there only cold water, or is there no water at all.
• Did you check the temperature setting on the water heater to verify it wasn’t bumped and lowered? 

Determine if the hot water system is gas or electric. 

Electric 

• Is the electricity connected by the provider? Please contact your provider to ensure it is not an outage.
• Is the power supply turned on at the fuse box? Please check your fuse box to ensure that the switches are all turned on and functioning. If the power simply needed to be turned on it on, it will take a few hours for the water to heat up. 
• Does the overflow valve need to be released? Please push the overflow valve into the up position to release water from the overflow pipe. This should be completed approximately every 6 months to avoid issues. 

Gas 

• Is the gas connected by the provider? Please contact your provider to ensure it is not an outage
• Is the gas valve turned on at the meter? Check the meter to ensure the gas valve is on. 
• Is the pilot light on? If the pilot light is not on, follow the instructions to relight the pilot (if you do not have the instructions or are unsure, you can google the model of the water heater for instructions on lighting it.) 

Are You Using More Hot Water than You Think? 

Monitor your hot water usage and check if any outlets (especially the showers) are using more hot water than you realize. It is easy to underestimate the amount of hot water being used especially with certain showerheads. 

• Monitor the length of time spent in the shower, it’s easy to spend longer than you realize! 
• Use cold water to wash your clothes. 

TOILET 

The Toilet Is Blocked 

Please ensure nothing other than human waste and toilet paper is flushed down the toilet. Female sanitary products, baby wipes, cleaning wipes, paper towels, etc. should NEVER be flushed down the toilet. 

• If the toilet is overflowing. Turn off the water to the toilet using the shut off valve usually located on the wall behind the toilet. You can also remove the top of the toilet tank and lift up on the float valve to temporarily stop the water flow.
• If the toilet has been filled with anything (access toilet paper, paper towels, wipes, or foreign objects) 
• If you see something stuck in the drain do NOT proceed and call your manager.
• If it looks ‘clear’ you can use a plunger to try to clear the line.
• If this doesn’t work, submit a work order for your manager.  

If you have liquid dishwashing soap in your kitchen, simply add a few squirts to your clogged bowl and then follow with a pot of hot water poured in from waist-level height. Ideally, the soapiness and the weight of the hot water being poured into the bowl will help clear out whatever is clogging your drain. 

Maintenance appointments for clogged toilets caused by tenants or tenants’ guests will be charged to the tenant. 

The Toilet Is Not Flushing 

There may be a time where your toilets float system has disconnected. In such an instance, remove the top of the tank and locate the chain that connects the plug at the bottom of the tank to the bar. Re-attach the chain to the bar and test to see if the length is correct. Sometimes it takes a few tries to get it the right length. 

LAWNCARE

Maintenance of lawns and gardens in a rental property is the tenant’s responsibility, unless an arrangement for landscape maintenance has been stated differently in your lease. Throughout the tenancy, you will need to ensure garden beds are fee of weeds, lawns are mown, and hedges/shrubs are pruned. Landscape should be watered in the warmer months (adhering to any water restrictions which may be in place). 

PEST CONTROL 

Ants 

Most ants are beneficial, killing real pests such as fleas and bedbugs, but that’s no consolation when they start streaming in under your doors and crowding your kitchen cabinets. Ants come inside because they’re attracted to your food, but you can also use food to repel them. 

• One of the best ways to kill ants is by spraying them with lemon or peppermint-flavored water. 
• Line suspected entryways with deterrent substances. Salt, chalk, or baby powder can be spread under doors, near windows and walls. 
• Apply scents and substances that ants don’t like. Vinegar, peppermint oil, cinnamon, black pepper, cayenne pepper, whole cloves, and bay leaves are all examples that have varying claims of success. However, some of these might be harmful to pets and irritants to curious children. 
• Clean your house thoroughly. A clean house is key to keeping ants away, and the first place to start is the kitchen. Wash your dishes and put food away promptly after meals. Clean up crumbs and spills right away, and generally keep the area clean.
• If these lightweight measures don’t do the trick, you might have to declare war by using bait traps and chemical insecticides. 

Cockroach Prevention 

• Cockroaches must have a source of water. Depending on the temperature and their size, they can live for a month without any food, but no more than a week without water. Find all the water leaks in your house and fix them. Once their water source(s) have been eliminated, they will be much more interested in eating gel-based baits you set out. 
• Clean your house thoroughly. A clean house is key to keeping cockroaches away, and the first place to start is the kitchen. Wash your dishes and put food away promptly after meals. Clean up crumbs and spills right away, and generally keep the area clean. Pay special attention to rangehoods, as cockroaches love grease. 
• Keep food containers sealed and don’t leave food out for extended periods. Don’t leave dirty dishes out overnight, and don’t leave fruit on the countertop. 
• Mop the floor routinely to clean up crumbs and sticky spots. Do not slop water against the walls; remember, they need water. 
• Take out the trash out regularly. Don’t let the trash inside sit for too long. 

BE AWARE 

If a tenant chooses to arrange for maintenance themselves, the tenant is responsible for payment without reimbursement. Please contact your manager regarding necessary repairs and an approved technician will be dispatched.