Work Order Process and Troubleshooting Guide

Things can go wrong with any property; at some point, you may need to request maintenance on the property you are leasing. Prior to submitting a maintenance / work order request, please view the guide listed below for the most common maintence problems.  In many cases we have found, that if our tenants know what to look for, when an issue arises, they may be able to quickly resolve the issue without the delay and inconvenience of arranging for a service call.

Should you need a work order request, they are handled during normal business hours. Our goal is to respond as quickly as possible, but based on the severity of the problem and the availability of independent contractors approved by the property owner, the repair may not be same day.

For non-emergency Work Order / Maintenance Requests, fill out the form to submit your request online!

A customer service representative will then issue a work order. Be sure to check your email, all work orders are issued to the vendor, the owner and the tenant. Once the repair has been authorized by the owner, the vendor will contact the tenant directly for access.

What is an Emergency?

  • Fire / Smoke inside property - Call 911 first and then the afterhours line. 941-474-2882 ext. 221
  • Burst pipes or excessive water leaks - TURN OFF THE WATER AT THE MAIN LINE and call the afterhours line
  • Sewage back up or ALL toilets in the home stopped up - Stop all water use and call the afterhours line
  • No AC, and outside temperature is 90 degrees or above
  • No HEAT, and outside temperature is 55 degrees or below

If you have an emergency after regular business hours please call 941-474-2882 and dial extension 221 and leave a detailed message.

Emergency maintenance requests will be addressed as quickly as possible, based on availability of service personnel and/or resources of parts.
PLEASE BE AWARE COMPLETION OF REPAIR MAY NOT BE THE SAME DAY!
All issues considered emergencies will be handled as quickly as possible, all non emergency calls will be returned the following business day.


Work Order / Maintenance Requests

Prior to submitting a maintenance / work order request, please view the following guide for the most common maintenance problems encountered.
In many cases we have found, that if our tenants know what to look for when an issue arises, they may be able to quickly resolve the issue without the delay and inconvenience of arranging for a service call.

Troubleshooting Guide

This is merely a guide for your convenience!

Air Conditioning

Check the filter - a dirty filter can wreak havoc on an A/C unit. Changing a dirty filter helps the system work well and produce colder air.

Condenser Doesn't Run

Check for tripped circuit breakers at main entrance panel.
Unit doesn't cool

Lower thermostat 5 degrees.

Remove debris blocking condenser, cut down weeks, grass or vines.

Unit Froze Up Turn unit completely off and let the unit thaw out and dry before turning back on (possible return vent is blocked).

Appliances

Dishwasher does not work (no lights or sound)

  • Check that the dishwasher is plugged in (look in cabinet under kitchen sink; do not pull dishwasher out of its cabinet).
  •