Everything Maintenance
Maintenance request
When you have any issues with your house, please first try to make sure whether it is a user error or something that is broken and needs to be repaired. We encourage self-troubling shooting problems. If the issue is due to resident user error or learning how to operate the items, but not the problem with the property or appliances, the vendor bill will be charged to the residents. Examples are but are not limited to, jammed garbage disposal, improper storage in and around the fridge, clogged drains, pilot lights of fireplace/water heaters/furnace, GFCI or breaker reset, improper usage of the dryer, such as too big load, and so on.
If it is something broken not due to user error or negligence, please kindly submit maintenance on the AppFolio Resident Portal: https://gpsrenting.appfolio.com/connect/users/sign_in
Follow the three simple steps to share the issue with us. When you are submitting the request, please record the appliance model, serial number, photos, and videos of the issue.
Also, please help to identify the detailed symptoms, potential issues, and what you have done to help to resolve the issues.
For example, instead of saying
"washer does not work",
try the following
"Kenmore washer Model XXXX does not drain the water well during washing cycle. I tried to balance the load, but it still does not work. The washer always stopped in the middle of the spinning cycle, leaving the clothes all wet. Please see the photos of the dial, clothes, and the model info."
This can help us to buy the right parts and solve the issues in the fastest way possible!
Please also provide videos if they explain the problem better.
Our standard service level agreement is 24 hours during the weekdays. We have an after-hours emergency call center for anything during the weekend. We will try to get back to your request within the time frame. If you have not heard from us, please feel free to send a reminder to us.
Emergency Contact
After-Hour Maintenance Emergency Line: 206-222-0688
What is an Emergency?
- Water-leaking uncontrollably, flood, no hot water, broken water line, sewage backup
- Fire
- No Heat
- Major Structural Damage to the home
- Carbon Monoxide or Gas Leak
- Police Activity
If you smell gas at the property or witness any gas activity/emergency, leave the area immediately. Once you are at a safe distance call PSE at 1-888-225-5773 or call 911. Never use devices that can generate a spark, such as a light switch, garage door opener, or a landline, near a gas leak.
Common Maintenance Self-Trouble Shooting Tips
Losing power in outlets or appliances
This is very likely due to a tripped breaker or GFCI.
The first step would be to go to your breaker panel and reset all breakers, trip the breaker, and then firmly switch back to the on position.
The second step is to track down all GFCI-protected outlets in the home, common areas next to or under sinks, on the kitchen and bathroom wall, and other water sources or possibly in the garage and outside, push the test button, and then firmly push the reset button, you should hear a click, test each GFCI outlet with a lamp or hair dryer, etc. to make sure it is working.
Here is a video tutorial plus some entertainment: https://www.youtube.com/watch?v=trLeLJdMWWI Additionally, here are some tips for handling electrical outlets safely. Please make sure to watch it before checking out GFCI outlets and breakers. https://www.youtube.com/watch?v=mpcgxtpBqLQ
Garbage Disposal Not Working
Please note, that most garbage disposal issues, aside from leaking, are a result of something accidentally jammed in the blades or common corrosion from lack of use. We strongly encourage self-diagnosis and resolution with all garbage disposal matters. If you are unable to solve the issue with the guidance from the links provided and request that service be performed on the disposal, there will be a maintenance service fee charged if the disposal issue is determined to be the result of jamming or resetting.
If your disposal is exhibiting any of the following symptoms: Clanging metal sounds, Turning on and humming, or Not turning on or spinning, please click the links below to help troubleshoot and potentially solve the issues.
https://www.youtube.com/watch?v=J0OByRuoYM0
https://www.youtube.com/watch?v=KWFHdfjRBL8
If it is determined that the unit has been reset but is still not receiving power, please check the area for GFCI outlets that may have been tripped. Also, check the breaker panel for a tripped breaker/circuit.
HVAC, Furnace
Filter
If your house is equipped with a Furnace or Heat Pump, please make sure the filter is changed at least once a year. In some houses, it is required to change more frequently. Please refer to your lease agreement.
If the Furnace or Heat Pump is broken due to not cleaning/changing the filter, the resident is responsible for the repair cost.
Oil Heat Furnace
Residents are responsible for refilling oil for their furnaces. We highly recommend having the oil company check on the oil level before the cold season to make sure there is no discontinuation of the heating source.
In the situation where the furnace shuts down because of no oil, oil heat fill may cause issues with restart. If the furnace will not restart. 1. Turn up the thermostat to 95 degrees. 2. Take off the furnace cover. Hit the reset Button. If the blinking light on the furnace HOLD RESET BUTTON 45 SEC.
Pests
Please note that all pest controls are resident's responsibility in single-family residents. Please refer to the lease agreement for details.
Ants
Depending on the season, ants could be frequent visitors in the kitchen. You can try to shop for some items to reduce the problem: https://www.amazon.com/s?k=indoor+bug+spray&crid=2C02YYB6YL8OM&sprefix=indoor+bug+sp%2Caps%2C204&ref=nb_sb_ss_i_1_13
Rodents
Although rodent prevention is the resident's responsibility in single-family houses, please do let us know if you see rodent droppings or rodents themselves. Please take photos and send them to us through the maintenance portal. We will share them with the owners to see whether they want to help.
Wasps
If you see wasps, please note that they are seasonable. You can find more info about them here:
- https://bestbeebrothers.com/blogs/blog/wasp-season
- https://www.wikihow.com/Get-Rid-of-a-Wasp%27s-Nest
Window Screens
Per the lease agreement, owners are not responsible for providing and maintaining window screens. However, if you do want to install them and want to see whether owners want to help with some cost, please measure them and submit the request to us through the maintenance portal. We will ask the owner and get back to you with the decision.
Garage Door Not Opening/Closing
First of all, please check whether it is from the remote, wall button inside or keypad from outside. For example, if the wall button works, but not the remote, it may be due to the battery of the remote.
If none of the controllers/buttons work, please check the following
- Check if the sensor is blocked
- Check if the spring the broken
- Check if the door is damaged so that it cannot move on the track
- Check if the latch is not on to the motor
If it is due to a spring broken, door damage, or a latch not on the motor, please submit a maintenance request.
Fireplace
We know that sometimes those pilot lights in a fireplace could be tricky 😂 Please review the videos below for how to use the fireplace.
Smoke/CO/Fire Alarms Noise
If the alarm is beeping, it could be due to a low battery. Please replace the battery as needed to make sure the monitoring is on to provide safety. Please reach out to us if you need help.
Painting
Thank you for your thoughtful suggestion to enhance your home with a fresh coat of paint! If you're considering painting a room, please submit a maintenance request through the resident portal. Be sure to include the paint color code and a photo of the rooms you'd like to paint. We will then forward this information to the owner for a decision.
Mid-Term Condition Report
As you know during application and lease renewal we charge a Mid-Term Condition Report fee. Our mid-term property condition report is designed to benefit you as a resident by helping us ensure a positive living environment. By conducting these reports, we can document the excellent care you take with the property, which strengthens our ability to recommend lease renewals to the owner. Additionally, these reports allow us to identify any maintenance needs or concerns, so we can inform the owner and help improve your living conditions. This proactive approach means issues can be addressed promptly, supporting a comfortable and well-maintained home for you.
If you love our service, give us a shout out here. If you have some feedback to us, use the same link. We are always here to listen and improve our service!
