Maintenance Request

Basic Maintenance Troubleshooting

All maintenance requests are required to be reported in writing with the exception of emergency repairs. Please submit your request by clicking on the link above where you will be directed to log in to our Online Maintenance System. Using this system, you can communicate directly with your property manager and the contractor, upload photos or video of the issue and choose how you wish to be notified of contractor availability and scheduling through email or text. You can also send maintenance requests to us by regular mail or fax to 678-804-2443. Include your cell, work, and home phone numbers so our repair company can reach you to schedule the repair. Please be specific about the problem, i.e. model numbers for appliances, which bathroom has the problem, etc.

Our goal is to complete non-emergency repairs within 10 days of request, however, there may be delays due to ordering parts or contractor scheduling.

Please call the office if you are not notified by a repair company within 48 hours of your work request, not including weekends and Holidays. Contractors will not make repairs to a home where minors are present without an adult also present. Please remember that if you have pets, they need to be secured before a vendor enters the home to make repairs. Please be reminded not to hire contractors or do repairs on your own as you could be held responsible for the bill. All repairs must be completed by licensed and insured contractors and authorized by management.

• Dishwasher won’t drain:

  Clean food out of bottom of dishwasher. Run the garbage disposal to make sure it isn’t clogged.

• Garage door won’t open/close:

  If it is through the remote, change the batteries in the remote. Check the sensors to make sure they are free of obstructions. If it still will not work and the door is open, pull the emergency cord hanging from the overhead unit (usually the cord is red) to be able to manually close the door before notifying management.

• Garbage disposal doesn’t work:

  DO NOT PUT YOUR HAND IN THE DISPOSAL. When the disposal is on, do you hear a buzz? If you do not hear a buzz, switch the disposal off, hit the reset button on the bottom of the disposal, and then test. If you do hear a buzz, turn off disposal and unplug from wall before checking for items stuck in the disposal.

• Hot water too hot:

  Check thermostat on tank and turn down. Also, you can adjust the hot water valve under the sinks if it’s just one area that the water is too hot.

• No air conditioning:

  Check thermostat. Check that the filter has been replaced within the last 3 months. Check the breaker box to make sure the breaker has not been tripped.

• No heat:

  Check thermostat on tank for proper temperature setting and check that thermostat is not set to “vacation”. Check and reset breaker on power panel. Check and reset the button next to the thermostat. Check that the pilot light is lit. If not, read the instructions on water heater and follow the instructions to light it.

• No hot water:

  A: Check thermostat on tank for proper temperature setting and check that thermostat is not set to “vacation”. Check and reset breaker on power panel. Check and reset the button next to the thermostat. Check that the pilot light is lit. If not, read the instructions on water heater and follow the instructions to light it.

• No power to plugs or switches:

  Check and reset breaker panel. Reset any GFI outlets (usually located near water in the kitchen, bathrooms, utility rooms and garages). Check if outlet works by turning on a wall switch in the room. Also, please test the item that you are trying to use in several outlets to see if it’s the outlet or the electronic that is faulty.

• Plumbing or fixture leak:

  Turn off water fixture, turn off water at supply line and notify RMS Team immediately.

• Smoke detector beeps:

  Replace battery.

• Smoke detector won’t work when tested:

  Test with approved smoke detector smoke spray, replace battery.

• Toilet plugged:

  Plunge and test.