Basic Maintenance Troubleshooting

All non-emergency maintenance requests must be submitted in writing through the Tenant Portal by navigating to the Maintenance tab. The portal allows you to communicate directly with your property manager and vendors, upload photos or videos, and receive scheduling updates by email or text message.

When submitting a request, please provide as much detail as possible, including the location of the issue, appliance model numbers (if applicable), and any photos that may help us diagnose the problem.

Our goal is to complete non-emergency repairs within 10 days; however, delays may occur due to contractor availability, parts ordering, weather conditions, or other circumstances beyond our control.

If you have not been contacted by a vendor within 48 business hours of submitting your request (excluding weekends and holidays), please contact our office.

Please note:

• An adult must be present if minors are in the home during the appointment.
• Pets must be secured before a vendor arrives.
• Do not hire contractors or perform repairs yourself unless you have received prior written authorization from management. Unauthorized repairs may not be reimbursed.

Emergency maintenance issues should be reported immediately by calling 678-804-2468 and following the prompts for Emergency Maintenance.

Common Maintenance Troubleshooting Guide

• Dishwasher won’t drain:

  Clean food out of the bottom of the 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 the thermostat on the 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/heat:

  Check the thermostat and change the batteries if applicable. Check that the HVAC filter has been replaced within the last 3 months and that the HVAC breakers have not tripped. If the system is running but not heating or cooling properly, make sure all vents are open and unobstructed.

• No hot water:

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

• No power to plugs or switches:

  Check and reset the breaker panel. Reset any GFI outlets (usually located near water in the kitchen, bathrooms, utility rooms and garages). Check if the 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 the water fixture, turn off water at the supply line and notify the 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.