Maintenance

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Maintenance

Top Notch Realty LLC maintenance process is simple but sometimes time consuming. Your maintenance and repair issues are very important to us and we handle them quickly as possible. Here is a breakdown of how our maintenance process works.

All rentals are rented in “as-is” condition. Please inquire as to any pending improvements to a unit. Tenants are to supply window coverings if none are provided. Major repairs will be the responsibility of the landlord unless otherwise stated in writing. Major repairs are considered any replacement or repair over $50 in cost. Per lease agreement, Tenant will be responsible for repair cost unrelated to normal “wear and tear.” Consider performing minor repairs yourself to avoid wait time for non-emergency maintenance request. You may be responsible for repairs if you are repeatedly having problems that may be from misuse such as appliance overloads or plumbing clogs (DO NOT FLUSH FEMININE PRODUCTS DOWN TOILETS, YOU WILL BE RESPONSIBLE FOR COST OF CLEARING DRAIN IF FEMININE PRODUCTS ARE FOUND). It is your responsibility to inspect the property, and check with the utilities department for average usage/expenses in regard to your utility bills.

Texas law does not give tenants a right to make repairs and deduct the cost from the rent. Nor does a tenant have the right to be reimbursed later by the landlord for any repairs he or she made. If you do want to make the repair yourself, be sure to arrange this with your landlord/agent, and get the agreement in writing, before you spend your own money.

Please understand that sometimes repairs take time and allow 7 business days for your non-emergency maintenance requests to be taken care of. We need time to call for estimates, have the handyman or contractors gather materials or supplies etc., and then complete the job.

Repair requests are to be handled as follows:

Text or Call: (254)661-0402/(254)307-2754

Before completing the maintenance request form and reporting maintenance issues, please read the trouble shooting guide provided below. Completing these steps can save you time and money! Tenants may be charged for an unnecessary service call or if the service person determines that the tenant failed to perform routine maintenance task as outlined below:

  1. Smoke Detectors won’t work when tested: Press the test button or test with approved smoke detector smoke spray, replace battery.
  2. Smoke Detector beeps: replace battery.
  3. No power to plugs or switches: Check and reset breaker panel. Check and reset all GFI (Ground Fault Indicator) outlets (located in kitchen, bathrooms, utility rooms, and garages). Check if plug works off a wall switch.
  4. Garbage disposal doesn’t work: When on, do you hear a buzz? If you do not hear a buzz, hit the reset button on the bottom of the disposal and test. If you hear a buzz, turn off disposal and unplug from wall. Mounted on the side of the disposal or side of cabinet may be an Allen Wrench. Put the wrench in the center shaft and gently twist back and forth (this un-jams the disposal). Remove the object that is causing the obstruction, turn back on, and test.
  5. No hot water: Check and reset breaker in power panel.
  6. Plumbing or fixtures leak: Turn off water fixture, turn off water at supply line and notify your property manager immediately.
  7. Toilet is plugged: Plunge and test. (DO NOT FLUSH FEMININE PRODUCTS DOWN TOILETS; YOU WILL BE RESPONSIBLE FOR COST OF CLEARING DRAIN IF FEMININE PRODUCTS ARE FOUND).
  8. No heat: Check thermostat. Did you pay your utilities on time or issue an order to disconnect the utility?
  9. Dishwasher won’t drain: Clean food out of bottom of dishwasher.
  10. Dishwasher grinds or no water is coming in: Turn off, if no water is on the bottom pour two large glasses of water into the bottom and re-start. If problem continues, call your property manager and discontinue use.
  11. Refrigerator too warm or too cold: Check if thermostat in refrigerator is set correctly.
  12. No Air conditioning: (For refrigerated air only). Check all circuit breakers. Clean and replace filter and test. Report if fan is blowing air or not or report if fan is blowing but the air is warm.
  13. No electricity: Check all breakers, flip them hard to the OFF position and then hard to the ON position.TENANT IS RESPONSIBLE FOR THE COSTS OF ALL REPAIRS ORDERED BY TENANT WITHOUT THE APPROVAL OF LANDLORD OR RENTAL AGENT

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