Maintenance FAQs

• I lost power or need to reset the circuit breaker

  To reset a circuit breaker, follow these steps:

  1. Open your breaker box.
  2. Find the breaker that is not flipped the same way as all the others.
  3. Switch it to “off” (opposite direction from the other breakers).
  4. Switch it to “on” (aligned with the other breakers).

  If all goes according to plan, your lights should come right back on. If you notice that your circuit breaker seems to reset itself without manual intervention, it’s a sign that it’s not functioning correctly, you will need to submit a maintenance request so we can have an electrician come out and take a look.

• I lost power to the bathroom, kitchen, or outside

  If you still don’t have power at an outlet despite no tripped circuit breakers, the circuit may be connected to a GFI.

  When an outlet goes dead and you’ve ruled out tripped circuit breakers, it’s time to consider Ground Fault Circuit Interrupter (GFCI) outlets. Here are some steps to troubleshoot the issue:

  1. Check Other Outlets: Before heading to the circuit breakers, verify if other outlets, lights, or appliances are also affected. Switch lights on and off, test nearby outlets for power, and unplug lamps and appliances from dead outlets. Mark dead outlets with masking tape for easy identification after turning off the power.
  2. Inspect Circuit Breakers: Locate your electrical panel and open the metal door to reveal the fuses or circuit breakers. Reset any tripped circuit breakers. Remember to turn off your computer before switching the breakers on and off.
  3. GFCI Outlets: GFCI outlets are designed to protect against ground faults and electrical shock. If your outdoor outlets or bathroom lights are affected, check if there’s a GFCI circuit breaker in your main panel. Sometimes, a simple reset of the GFCI breaker can restore power.

• Troubleshooting garbage disposal issues

  Disposal Not Working, No Noise:

  • Locate the disposal’s reset button on the underside/bottom of unit. Press it to reset the unit.
  • Next, check your home’s electrical panel for a blown fuse or a tripped circuit breaker related to the disposal circuit.
  • If your garbage disposal is of the plug-in type, inspect the GFCI (Ground Fault Circuit Interrupter) outlet. You can find more information in the “I lost power to bathroom, kitchen, or outside” section of your Maintenance FAQ.
  • Remember to prioritize safety while troubleshooting electrical appliances.
  • If none of these steps work, please proceed with submitting a maintenance request.

• What should I do if I detect a gas odor inside my house

  If you suspect a gas leak, follow these safety steps to protect yourself and others:

  1. Evacuate the premises: Everyone in the home should leave the building immediately and regroup at a pre-chosen safe place.
  2. Leave the doors and windows open: On your way out of the home, open all doors and windows. This allows for better ventilation and helps disperse the gas.
  3. As soon as everyone is outside and at a safe distance from the home, call 911 or your natural gas utility. Atmos customer service phone number 888-286-6700

  Remember, natural gas is a valuable energy source, but it can be dangerous if mishandled. Stay safe and take prompt action if you suspect a gas leak!

  All of our properties that have gas will have carbon monoxide plugged in close by to an outlet or a battery-operated one hanging on the wall. FOR SAFETY, DO NOT REMOVE OR UNPLUG THE CARBON MONOXIDE DETECTOR. If the detector is beeping, please look at the unit. There will be descriptions written on the unit that describe the different types of beeps it makes and what those beeps mean. If you do not see carbon monoxide at the residence, contact the office or submit a maintenance request. How to test the Carbon Monoxide Detector: 3 Ways to Test a Carbon Monoxide Detector
  - wikiHow

• What if I don’t have hot water

  If you are experiencing issues with your water heater, here are some troubleshooting steps you can try:

  1. Check that a fuse hasn’t blown or that the circuit breaker hasn’t tripped.
  2. If you have a gas water heater check to see if the pilot light is on. If it is not, you can follow the directions on the water heater to relight the pilot light.

  If none of these steps work, please move forward with submitting a maintenance request.

• My air conditioning is not working

  If you are experiencing issues with your furnace or AC, here are some troubleshooting steps you can try:

  1. CHECK THE FILTER TO MAKE SURE IT IS CLEAN! If it is dirty, it needs to be replaced. If you are unsure, please take a photo and send it in for assistance.
  2. Go to your electrical panel to check that the circuit breaker hasn’t tripped. If it has, reset the circuit breaker.
  3. Check for a light switch next to the furnace that may have been turned off by mistake. If you find one, turn it on.
  4. Check the batteries in the thermostat. If there is anything indicating “Low Battery” on the thermostat, it needs to be replaced. Battery replacement is the tenants' responsibility.
  5. Check the outside unit to make sure the fan blades are moving and that any pipes to the unit are not iced over. If there is condensation or an excessive amount of water dripping from the unit, this is a sign the system is being overworked. Turn off all power to the system, including flipping the breaker, and contact us as soon as possible.
  6. If your AC system is attempting to cool down but it is one of the first times using the system this season, the AC temperature may be set too low. Set the thermostat to cool, but only set the temperature about 2 degrees cooler than the interior of the unit (example – if the temperature is reading at 80 degrees inside, set the thermostat to 78 degrees). Watch to see if the interior temperature decreases. If it goes down, try turning it down another 2-4 degrees to see if it gradually decreases.Please be advised that it could take up to 8 hours for an AC system to cool a 2-bedroom apartment down to the desired temperature.

  If none of these steps work, please move forward on submitting a maintenance request.

  No heat for systems using gas heat

  If you are experiencing issues with your furnace, here are some troubleshooting steps you can try:

  1. Check that a fuse hasn’t blown or that the circuit breaker hasn’t tripped. If you do see that a fuse is out, submit a maintenance request.
  2. In or around most furnaces there is what looks like a light switch. This operates the power to the furnace. Be sure this switch is on before completing the on-line maintenance request. You will be charged for the heating company to flip this switch.
  3. Check that your thermostat is on, heat is selected, and is set at a temperature that would call for heat (not too low).
  4. Verify that your gas service is in your name or has not been disconnected for non-payment or other issues
  5. Can you hear any fans or blower running? If there is no noise at all, the problem must be one of the items above.
  6. Is there a window with a blinking or steady red light? If so, please explain what you are seeing if you submit a work order request.
  7. Are your furnace filters dirty? If so, replace it immediately. Dirty filters are the cause of 95% of all heating issues. If your lease requires you to maintain your furnace filters and you submit a request for maintenance and your filters are found to be dirty, you likely will be billed for all charges. To avoid the inconveniences of not having A/C or no heat, keep spare filters handy and replace them at least once a month.

• How to unclog my drain

  If you are experiencing a clogged drain, here are some common household items you can use to unclog it:

  1. Boiling water: This is the simplest method and the one you should try first. Pour boiling hot water down the clogged drain slowly and intermittently to give the hot water some time to work its magic.
  2. Baking soda and vinegar: A 50/50 mixture of baking soda and vinegar poured down your drain and then left to sit for half an hour will help break down any soap scum or clogs that are in your pipes. After letting it sit, run boiling/hot water down the pipes to move the clog through.
  3. Zip strip: If you weren’t provided one at move-in, you can purchase a zip strip at any home goods store.

  Avoid using products like Drano as a first resort, as they are corrosive to older pipes with repeated use. If none of these methods work, proceed with submitting a maintenance request.

• Troubleshooting your dishwasher

  Here are some possible solutions for common dishwasher problems:

  1. Dishwasher does not work - no sound, water, or lights:
     • Check for a blown fuse or tripped circuit breaker.
     • Check that the dishwasher is plugged in securely.
     • Check the door latch.
  2. The dishwasher does not fill with water, or it drains while filling:
     • Check that the water supply is turned on. The valve may be located under the sink.
     • Check the door latch
  3. Water does not drain from the dishwasher:
     • Clean the drain
     • Re-run an entire cycle and see if problem continues
  4. Dishwasher is leaking water or soap leaks around the door:
     • Check your garbage disposal to make sure the drain is not clogged.
     • Make certain that your detergent is intended for dishwashers. Do not use liquid dish soap.
  5. Dishwashers not cleaning properly:
     • Get a cleaning agent product called Glisten or Affresh cleaning tablets which can be purchased at Walmart, Lowes, etc. If you used the wrong soap in the dishwasher, please follow the steps listed here: External Link: Can You Use Dish Soap in the Dishwasher? | Whirlpool
  6. Door does not close or latch properly:
     • Check for obstructions
     • Check the door latch
  7. Dishwasher cycle does not complete:
     • Let the dishwasher complete the cycle wherever it is at, then re-start a new cycle and it should clear itself.
  8. Detergent cup does not open:
     • Check and clean the detergent cup for obstructions.
  9. Dishes are not cleaned adequately:
     • Clean the drain screen.
     • Spray off dishes before using the dishwasher.
     • Run several cycles with no soap to clean out soap residue.

  If none of these methods work, proceed with submitting a maintenance request.

• How to turn off the main water supply

  If you need to locate a cutoff valve, here are some tips:

  1. Locate the cutoff valve closest to the fixture. Most fixtures will have an individual shut-off located beneath the fixture. It will likely be a chrome valve. Sinks and showers may have two valves, one for hot and one for cold.
  2. Some appliances, such as washing machines, dishwashers, and refrigerators, may have a water shut-off switch on the body of the appliance or on the hose connecting the appliance to the wall.
  3. To find the shut-off for a water heater, look for a water cutoff valve directly above the heater on a connected pipe.
  4. Identify the main shut-off valve. This is usually a brass valve that has a round handle. In most homes, it is located near the main meter at the street. It would have a black or green lid covering the water cut-off. If there is not one, call the City that you reside in.

  City contact information:
  City of Stephenville – 254-918-1230
  City of Dublin – 254-445-3331
  City of Granbury – 817-588-0488
  

• Refrigerator or Freezer Issues

  If your refrigerator is not working, here are some troubleshooting steps you can try:

  1. Wait a day to see if the problem solves itself.
  2. Defrost the freezer in case there’s too much ice built up and clean your condenser coils. Condenser coils are usually located on the back of the units.
  3. Test the door seal
  4. Often, dust and pet hair accumulate under and behind the refrigerator. Move the unit out and vacuum under and around the coils.
  5. Make sure the refrigerator is plugged in securely
  6. Check for a blown fuse or tripped circuit breaker
  7. Test the power outlet for current
  8. Inspect the electrical cord for damage; if damaged, replace
  9. Eliminate use of an extension cord, NEVER USE ON REFRIGERATORS

  Refrigerator diagnostic chart guide (applianceuniversity.com)

• Electric Garage Door Issues

  If your garage door isn’t closing all the way, it may be due to a problem with the alignment of the sensors at the bottom corners of the garage door. This can occur if anyone has accidentally bumped into them. Here are some possible solutions:

  1. Check for any visible obstructions or debris that may be blocking the sensors
  2. Clean the sensors with a soft cloth to remove any dirt or grime that may be interfering with their operation
  3. Check that the sensors are properly aligned and facing each other. If they are not, adjust them until they are

  How to Fix a Garage Door That Won’t Close - This Old House

  If none of these steps work, submit a maintenance request and let us know what you have tried. Also, share a picture of the brand (equipment that’s installed).

• We have ants/roaches/spiders or other pests.

  If you discover any pests in your home, your first step should be to do a thorough cleaning of the entire home. This eliminates the food source and minimizes the possibility of pests.

  Examples of food sources to eliminate: pet food left in dishes or in open bags on the ground, take out containers and dirty dishes left overnight out in the open, trash not taken out to the curb on a regular basis, wet clothing left laying around.

  If the problem continues, most grocery or hardware stores carry traps and sprays that should resolve your problem in a few days. Ant and roach traps can solve the problem in just a few days. These traps are filled with poisoned bait. The reason the ants and roaches are in your house is because they found food. The ant and roach trap baits them, then they take the poisoned food back to the nest and they die. Some of the sprays are very good for spiders, roaches, and bed bugs .

  If the problem still persists, please feel free to contact us. We’ll have to do an inspection to make sure that the home is tidy and see what remedies you have already tried and failed with.

***Tenants will be charged a $100.00 trip charge if subcontractors show up for a scheduled appointment and the tenant fails to be present for the contractor to complete the repairs.***