Maintenance Troubleshooting Guide

Do you have a NON-EMERGENCY maintenance issue? Please review this trouble shooting guide which may resolve your issue. If this does not help you please submit a Maintenance Request.

ELECTRICAL

No power for a specified room:

• Ensure circuit breakers are in working order and have been reset.
• Check all GFI (ground fault indicators) on various outlets (they may be located on various outlets throughout the house especially nears sinks or even in the garage or exterior outlets). Reset and or test button.
• In some older homes, outlets are regulated by light switches.
• If a light fixture is plugged in, make sure the bulb is in working order. If everything is ok and it still does not work, unplug your lamp and plug it elsewhere if it still does not work then you may have a short in your lamps wiring.

General Power Outage:

• If there is no power on your street, you will need to contact your Power Company.

APPLIANCES

Dishwasher will not turn on:

• Is the door properly closed and locked
• Is there a light switch that controls the power to the dishwasher?
• Have you put it in the "On" and/or "Start" position?

Stove is shocking you:

• You need to submit this immediately to our office via the Maintenance Request.

Stove eye (electric burner) is not working:

• Is the burner and the surrounding areas clean with no grease build up, around the connections
• Is the burner plugged in correctly?
• Have your checked the breaker for the stove and reset it?

Refrigerator is not cooling and/or freezing:

• Have you checked the thermostat to see what it is reading? You may increase the coldness one increase at a time. If it is set on 3 move it up to 4.
• Have you recently gone grocery shopping and put a lot of warm/room temperature food into the refrigerator/freezer? This will cause some food to thaw slightly.
• If you refrigerator is not cooling properly then place your food in a cooler with ice until such time as a vendor has looked and determined the problem.

Garbage disposal is not working:

• Has a kitchen utensil fallen into the garbage disposal?
• Garbage disposals are not meant to grind potatoes, onions, rice, meats, etc.
• Have your tried a light switch on the counter.
• Have you tried to reset the unit? There is a reset button underneath the kitchen sink.
• NOTE: Please make sure that the disposal is off before placing your hand in the unit.

Garbage disposal smells:

• To clean your disposal you can use real lemon peels or ice chips. Please do not use full lemons or large ice cubes as they may jam the disposal.
• Ice chips are also good for sharpening the blades

HVAC/HEATING

Air conditioner not cooling at all or properly:

• Check air filter - clogged filters prevent system from working properly. Must be changed every 30 days. If you use an allergy filter, air flow may be restricted and need to be changed more frequently.
• Does furniture block vents?
• Check to see what you have the temperature set at and what is the actual temperature in the house. On extremely hot and humid days this should be checked in the late evening (10 PM), during the day it is not unusual for the temperature to have a 10 to 15 degree difference. Recommended temperature is 68 degrees to 78 degrees. Anything below 68 degrees will freeze the unit in which you can be held liable.
• Check the compressor outside your building. Is there ice built-up on the unit, if so, shut it off immediately. Turn on the heat until defrosted. If it happens again submit a written work order to the office.
• Check circuit breakers inside the main breaker box and outside the building behind the compressor.
• Is there a re-set button on the unit itself?
• Are your doors to the exterior closed and well insulated (applies to windows as well?
• Increase efficiency by closing mini-blinds and/or curtains against the sun.
• If you have a Heat Pump and you are used to window AIC units, you will find the air temperature to be not as cold.

Heat not working at all or not properly:

• Check air filter - clogged filters prevent system from working properly. Must be changed every 30 days. If you use an allergy filter, air flow may be restricted and need to be changed more frequently.
• Does furniture block vents?
• Check thermostat against actual temperature in house.
• Check circuit breakers inside the main breaker box and outside the building behind the unit.
• Is there a re-set button on the unit itself?
• Are your doors to the exterior closed and well insulated (applies to windows as well)?
• To make the house feel warmer buy a warm air humidifier this will make the air heavier.

No heat with Gas/Oil Heat:

• In case you are using propane or oil for heat, ensure you have an adequate supply at hand. They recommend that you do not let the tank have less than 50 pounds.
• Have you had the pilot light lit? The owner will only light it the first time.
• Has the gas been turned to the "ON" position?

PLUMBING

Low Water Pressure:

• Check main shut off valve inside house to ensure it has been opened all the way (often located inside a closet near the ground)
• Check the individual valves to ensure they are open all the way (usually located in cabinet under sink and behind toilets)
• Contact your local water company to check if there is a problem in your area.

Plumbing is backing up, (torrential rains) septic tanks only:

• Heavy and prolonged rain can cause a backed up system (septic). Pumping the septic tank will not resolve the problem. Minimal use of the shower, dishwasher, washing machine, etc. (this will only make matters worse). Do as little as possible during torrential rains and give it a day or two to dry out and see if you are still continuing to have the problem.

Plumbing is backing up, septic tank.

• Inspectors recommend no more than 2 to 3 loads of laundry per day. This gives time for some of the water to be absorbed out of the septic tank into the ground.

Stopped up toilet:

• Have you used excessive (too much) toilet paper
• Have you tried plunging the commode?
• Has you or your family put foreign objects down the commode (toothbrush, toys, etc.,)
• Put grease (bacon) or oils down the commode
• Are you disposing of your feminine products correctly?
• If you have a commode that it continuously running or is over flowing, immediately turn the water off at the cut-off valve. This is located directly behind the base of the commode until the water stops running.

Drains are clogged:

• Is there hair clogging the drain?
• Have you or your family put a foreign objected down the drain.
• Have you or your family drained grease down the drain? Running hot water behind grease will not prevent grease blockages. Eventually the grease will hit cold water and become a solid again causing a clog.

Water is leaking, broken pipe (inside, outside or under the house):

• Have you turned off the main water to your house?
• Where is the location of the leak? Is it on the street side of the meter? If it is you will need to, notify your Water Company and have them inspect.
• Is it between the meter box and the house? This is the owners' responsibility.

Washing machine is leaking:

• Where is the leak? Between the connection of the back of the washing machine and the wall (faucet)? If it is between the connection of the back of the washing machine and the wall (faucet) this is your responsibility. Make sure to turn the water "OFF

Emergencies

For any of the following problems, please call 503-850-8740 and the operator will contact A&G Rental Management, LLC immediately.

• Flood
• Uncontrollable water
• Electrical problem which poses a threat.
• Backed up sewer
• No heat
• Fire - Call 911
• Call 911 for other emergencies causing immediate danger or threat.