SUBMIT A MAINTENANCE REQUEST ON PROPERTY MELD
Prior to submitting a maintenance request, please review FAQ’s below. This may fix the problem without the need for submitting a maintenance request. All communication on maintenance issues should be addressed through Property Meld communication threads.
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An emergency is defined in the Texas Property Code as a Condition that materially affects the physical health or safety of an ordinary tenant (Texas Property Code states: “Landlord must make a diligent effort to make repairs, that are considered an emergency within a reasonable time…..presumption that seven days is a reasonable time…”)
- Emergencies causing immediate danger to life or health, call 911
- Emergencies involving fire, call 911
- Emergencies involving intrusion or burglary, call 911.
- Emergencies involving gas, call the gas company and if necessary 911
- After contacting the appropriate emergency responder/dispatcher, then call the Bridgeman Properties office and report the problem. In the event of an emergency, listen carefully to the messages and prompts because simply leaving a message for Maintenance after hours will not reach anyone until the next business day.
- Emergencies such as broken pressurized water piping or situations where sewage backs up onto the floor, turn off the water main to the house then call Bridgeman Properties, 210-301-2081, and listen for emergency instructions.
- The Maintenance Emergency prompts will guide you to the point where you will be required to leave a message on a phone that is NOT monitored by a live person. Leave a detailed description of your problem along with your name, address and phone number. One of our staff members will return your call or have an appropriate vendor contact you.
Repair to the heating and air conditioning system is not considered an emergency but Bridgeman Properties will make every effort to get these resolved as quickly as possible during times of extreme temperatures. Other non-emergency items include:
- Appliance outage is NOT an emergency (including fridge)
- Roof leak from rain is NOT an emergency
- Water leak under a sink is NOT an emergency
- Toilet backed up but more than one toilet in house is NOT an emergency
If you have been using an electrical outlet and it stops working, then you may need to reset a “tripped” circuit breaker. This happens many times when you are using appliances that may cause a temporary overload on the system such as a hair dryer or portable heater.
A circuit breaker provides protection by stopping the flow of electricity if an overload or fault occurs. When an electrical fault occurs or the load on your circuit becomes too great, the breaker on that circuit trips and interrupts the flow of current to that circuit. A tripped circuit breaker is still sometimes referred to as a blown fuse? in reference to the older technology that circuit breakers replaced.
Before electricity can be restored, the circuit breaker must be reset. However, even before you do that, you must take steps to ensure that it is safe to do so. Turn off or unplug all of the devices that are plugged into the circuit. Make certain no dangerous condition exists before restoring power. A Circuit Breaker which has been tripped will either be in the middle or “OFF” position. Locate the tripped circuit breaker and reset it by pushing it all the way to the “OFF” position and then back to the “ON” position. Often when you can’t cannot reset the circuit breaker, it is because it must be turned all the way to the “Off” position first.
Electricity should now be restored to the circuit. If the circuit breaker trips again before you have turned anything on or plugged anything in, please submit a maintenance request to Liberty Management immediately. If no circuit breakers were tripped and you still do not have power at an outlet, the circuit is probably on a GFCI.
A GFCI (ground fault circuit interrupter) outlet is a device that adds a greater level of safety by reducing the risk of electric shock in locations such as bathrooms, kitchens, laundry rooms and outdoors.
A GFCI outlet may be wired in a branch circuit, which means other outlets and electrical devices may share the same circuit and breaker (or fuse). When a properly wired GFCI trips, the other devices down the line from it will also lose power. Note that devices on the circuit that come before the GFCI are not protected and are not affected when the GFCI is tripped.
If you have an outlet that doesn’t work, and the breaker is not tripped, look for a GFCI outlet which may have tripped. The non-working outlet may be down line from a GFCI outlet. Note that the affected outlets may not be located near the GFCI outlet, they may be several rooms away or even on a different floor. Pressing the “Reset” will restore the circuit.. If the outlet doesnt reset, what ever appliance that is causing it to trip, may still be unplugged. If after unplugging everything, checking the circuit breaker or fuse, and resetting the GFCI does not work, please submit a maintenance request to First Rate Property Management right away.
90% of garbage disposals that appear not to be working just need to be reset. There is usually a red or black reset button on the garbage disposal motor underneath your sink. Just push to reset.
Give it a push-start. Most garbage disposals have a hole underneath that allows you to hand-crank it free once its been jammed. To crank it, use either an Alan wrench or a garbage disposal tool that you can pick up at most hardware stores. This should free up most non-serious jams. See the following video for detailed instructions:
If your A/C stops working, especially after a quick power outage or storm, then it could well be the breaker switch, not the A/C. Please check the breaker first. See “Reset Circuit Breakers”.
If your unit is not working and you have submitted a maintenance request, please turn off the unit completely. The reason is that the majority of time, the coils have frozen up and when the technician gets there, he won’t be able to do anything until the coils thaw out. This means 2 trips for the HVAC technician, and a longer wait for you.
Before calling in your problem or making a work order request, please check the below possible options.
- Check that a fuse hasn’t blown or that the circuit breaker hasn’t tripped. Replace with the appropriate fuse or reset the circuit breaker.
- Check that your thermostat is on, heat is selected, and set at a temperature that would call for heat (not too low)
- Check that there is nothing obstructing the airflow from the heater or heater vents
- Electric furnaces, not baseboards or cadet heaters, often have a light switch right next to the furnace which turns the furnace off. Because this switch is identical to a light switch, it gets turned off by mistake. Simply check any nearby switches. If they don’t turn lights on and off, they may be turning the furnace on or off.
After checking the above and you still do not have heat, please submit an online maintenance request
Before calling in your problem or making a work order request, please check the below possible options:
- Check that a fuse hasn’t blown or that the circuit breaker hasn’t tripped. Replace with the appropriate fuse or reset the circuit breaker.
- 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 online maintenance request. You will be charged for the heating company to flip this switch.
- Check that your thermostat is on, heat is selected, and is set at a temperature that would call for heat (not too low).
- Verify that you have gas service is in your name or has not been disconnected for non-payment or other issues.
- Can you hear any fans or blower running? If no noise at all, must be one of the items above
- 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.
- Are your furnace filters dirty? If so, replace 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 inconveniences of not having A/C or no heat, keep spare filters handy and replace them at a minimum of once a month.
If after checking the above and you still have no heat, please submit an on-maintenance request. Within the request, please annotate the condition of your furnace filters and any the status of any steady or blinking red lights.
Most people think smoke detectors will also detect carbon monoxide, this is false. They make carbon monoxide detectors that will but most properties do not have this type. Smoke detectors have 2 alarms that mean different things. Beep/chirp approximately 2-3 times every 5 minutes most of the time means the battery needs to be changed.
If you have a catastrophic water leak in your house, you will need to turn the water off at the street. Time is of the essence, so learn these simple steps to quickly act to stop the leak.
Cleaning clogged faucet aerators and sink sprayers help faucets function like new. Mineral deposits and sediment can slow the water flow. When a faucet has a weak or intermittent flow, the problem is often with the aerator. Aerators contain a fine wire screen that mixes water with air to provide an even flow. Over time this screen can become clogged with mineral deposits or debris, reducing the amount of water coming through.
To solve the problem, unscrew the aerator from the end of the faucet, and soak it overnight in a cup of white vinegar. The acid in the vinegar will dissolve any deposits and make the aerator as good as new.
The biggest problems with tubs and showers are hair clogs. Try to clean the drain area if you see hair building up to prevent a clog. If you notice a faucet leak call immediately. If your showerhead has poor water pressure, you can unscrew it and flush it out under the sink to clean out built up sediments. Use a good shower curtain to prevent water damage around the outside of the tub. If you notice any caulking or grout that is deteriorating around the tub/shower area, please contact the office immediately, so that we can minimize water intrusion.
There is not much that can go wrong with toilets. They do require new parts, but not very often. The main concern is foreign objects getting stuck in them. Do not flush feminine products or any other large items down the toilet. If a stoppage occurs because of this reason, the tenant will be charged for all costs to repair. If you notice any discoloration in the flooring around the toilet or if it seems to be rocking at the base, the wax seal may be broken or deteriorating and you must contact the office immediately.
If our plumber determines that a clogged toilet was caused by the resident, then very possibly the resident will have to pay the plumber’s bill.
The garage door maintenance is the responsibility of the tenant. The repair is the responsibility of the landlord.
- Change Battery in remote
- Resync Remote if needed
- Change light bulbs in the opener
- Keep the motion sensors clear of blockage
- Clean motion sensor when needed
- Reposition motion sensors when they get jarred or moved out of alignment
- Any damage to the remote, opener or door is the responsibility of the tenant to repair
- Change Springs when worn out
- Change Garage door opener if it fails due to mechanical fail not caused by damage
- Repair Sprockets
If you put in a service request and it is for something listed under the Tenant Responsibilities, you will be billed for the repair.
If your garage door isn’t closing all the way, you may have a problem with the aligning of the sensors at the bottom corners of the garage door. This may occur if anyone has accidentally bumped into them.
On occasion we do get below freezing weather. When the temperature drops below freezing, there is a very real possibility of your water pipes freezing in your house, which could cause your pipes to burst and ruin your house with water when they thaw. The following tips can help you safeguard your home before, during and after a pipe freezes.
Prevent Your Pipes From Freezing
- Disconnect all gardening hoses and install covers on all outside faucets.
- Keep your house temperature at 68 degrees or higher, even if you’re leaving the house for an extended period of time.
- Open cabinet doors below sinks to allow heat from the home to circulate.
- Identify the location of the main water valve and the valve on your water heater. (Learning the location of these valves may come in handy during an emergency.)
- Wrap pipes nearest exterior walls and in crawl spaces with pipe insulation or with heating tape. This can prevent freezing, especially for interior pipes that run along outside walls.
- Close all windows near water pipes; cover or close open-air vents. Freezing temperatures combined with wind drafts can cause pipes to freeze more frequently.
- Insulate outside walls and unheated areas of your home.
- If you plan to be away from home for an extended period of time, shut off water supply valve to your home.
Monitor Freezing Pipe Conditions
- Allow a faucet to drip slightly (lukewarm water) in order to minimize freezing.
- The first sign of freezing is reduced water flow from a faucet.
- Check your faucets for water flow and pressure before you go to sleep and again when you wake up.
- Check pipes around your water meter, in unheated areas, near exterior walls and in crawl spaces.
- These tend to be vulnerable to freezing conditions.
- Identify cold air drafts coming in from a flue or chimney chase and caulk gaps that are near pipes.
If a Pipe Freezes
- If a faucet or pipe inside your house freezes, you can thaw it using a good hair dryer. (For safety purposes, avoid operating a hair dryer around standing water.)
- To thaw a frozen pipe, heat water on the stove, soak towels in the hot water and wrap them around cold sections of the pipes.
- When thawing a pipe, start thawing it nearest to the faucet. Make sure the faucet is turned on so that melted water can drip out.
If a Pipe Bursts
- Shut off water at the main valve.
- If the break is in a hot water pipe, the valve on top of the water heater should be closed.
- Call our office at (210) 301-2081.