We share your urgency to remedy maintenance issues and we will promptly respond. The following are some basic guidelines per our contract agreement as to what constitutes a maintenance emergency. 


Emergency is defined as: Anything relating to the property under the lease that is threatening to life, health or the integrity of the property. If you are experiencing an issue such as this please select yes for an emergency on the following form. A member of our staff will reach out as soon as possible including after hours.  

The following are basic calls that may constitute an emergency:
  • Fire: Call the Fire Department immediately.
  • A/C Repair: If the outside temperature is exceeding 95 degrees.
  • Heater Repair: If outside temperature is falling below 40 degrees.
  • Clogged Toilet or Drain: Per your lease this is your responsibility, call a plumber. If it turns out that there are roots in the line or something is physically wrong with the plumbing we will reimburse you.
  • Pipe Broken: Turn off water valve to pipe or exterior water main until contractor arrives.
  • Broken Doorknob, Lock or Window: Only if it prevents resident from properly securing unit. If temporary measures can be taken until business hours, resident should wait until regular business hours before contacting management.
  • No Hot Water: Only if there is absolutely no hot water and it is between the hours of 9:00 am and 4:00 pm Monday – Friday. If there is no hot water at any other time please use temporary measures. Please note: On gas water heaters a pilot going out is not necessarily an emergency. Please attempt to light the pilot, if maintenance relights a pilot a service fee will be charged. 
  • No Electricity: Only if there is no electricity and:
    • The Resident has called the electric company and found that they were not at fault.
    • After Resident has checked all the breakers by flipping ALL hard to the OFF position and then back on and reset all GFI circuits in the house. Partial outages do not represent an emergency! If a wall switch or outlet begins to smoke of smell remove all plugs and turn off switch if necessary call the fire department.
These are not emergencies:
  • Refrigerator out
  • Locking yourself out of the house
  • Oven not working
  • Pest Control
No routine non-emergency calls will be accepted at any time by phone or email to ensure efficient service for all tenants.