You can report a maintenance issue through the resident portal, text message or phone call.

Log into your portal, click “Requests” then click “Create Request”.

Responses will be made within 24 hours for maintenance requests.

It depends on the request that is submitted.

No power, no heat, water leaking, no water, fire, flood, natural disaster.

Please call 208-806-1648, then select option 1.

It depends on the landscaping wanting to be planted. Flowers in flower beds are allowed. If you want more than flowers, please reach out to property management.

Yes, filters are delivered on a quarterly basis. If it needs to be changed more often the tenant is responsible to purchase and replace.

Not without prior permission from the homeowner.

Locate your circuit breaker panel: The circuit breaker panel is usually located in a utility room, basement, or garage. It is a gray or beige metal box with a door that swings open.

1. Check for tripped breakers: Look for any circuit breakers that are in the "off" or middle position. This indicates that the breaker has tripped and needs to be reset.

2. Identify which breaker has tripped: Each breaker controls a different section of your home's electrical system. Identify which area of your home has lost power and then look for the corresponding breaker in the circuit breaker panel.

3. Turn off the breaker: Before resetting a tripped breaker, turn it off by pushing it all the way to the "off" position. This will allow you to reset the breaker safely.

4. Reset the breaker: To reset the breaker, simply push it back to the "on" position. You should feel some resistance when you push the breaker past the middle position, which indicates that it has been reset.

5. Test the power: Once you have reset the breaker, check to make sure that power has been restored to the area of your home that was affected.

It is important to note that if a circuit breaker continues to trip after being reset, it may be a sign of an underlying electrical problem. If this is the case, please let us know and we will send a licensed technician.

Check for tripped breaker and follow the above steps if tripped. Reset ALL GFCI outlets in the home. If neither of these steps remedy the issue. Submit a maintenance request in portal.

Use sink plunger (not the same as a toilet plunger).

• Add enough water to the sink or tub to cover the plunger’s cup. 

• Place the plunger over the drain, ensuring a tight seal. 

• Pump the plunger up and down vigorously, then lift it quickly to see if the clog has been dislodged. 

• When to use: Effective for food, hair, or small object clogs. 

What type of water heater do you have?

Electric Water Heater

Inspect the Circuit Breaker: Look for a tripped breaker in your electrical panel. Reset it if necessary.

Check the Heating Elements: Faulty elements may need replacement.

Gas Water Heater

Check the Pilot Light: If it’s out, relight it following the manufacturer’s instructions.

Inspect the Thermocouple: If the pilot light won’t stay lit, the thermocouple might need cleaning or replacement.

Tankless Water Heater

Examine the Error Codes: Many modern units display error codes. Check the manual for troubleshooting specific errors.

Check the Gas Supply or Electric Power: Ensure the gas line is open or the unit is properly connected to power.

Verify the Thermostat Settings

Steps:

• Check the water heater thermostat.

• Ensure it’s set to a temperature around 120°F to 140°F (49°C to 60°C).

Inspect for Leaks

Steps:

• Check around the base of the water heater for leaks.

• If leaking, the tank or a connected pipe may need repair or replacement.

Flush the Water Heater

Why: Sediment buildup in the tank can reduce efficiency and block heating.

Steps:

• Turn off the water heater.

• Connect a garden hose to the drain valve and flush out the sediment.

Check Water Supply Issues

Ensure the cold water supply is turned on and flowing into the heater.

Look for Freezing Pipes (in Cold Weather)

If temperatures are very low, frozen pipes may block hot water flow. Insulate pipes to prevent freezing.

When to Call a Professional

If the above steps don’t resolve the issue, contact a licensed plumber or technician. Persistent problems could indicate a need for repairs or water heater replacement.

First locate the main water valve

Inside the Home:

• Often found near the perimeter of the home, in the basement, crawl space, garage, or utility room.

• Look near where the main water line enters the house.

Outside the Home:

• In warmer climates, it may be outside near an exterior wall.

• Sometimes housed in a water meter box, typically located near the street or sidewalk.

Garbage Disposal Won’t Turn On

Possible Causes:

•      The unit isn’t receiving power.

•      The internal reset button has tripped.

•      A circuit breaker has tripped.

Steps to Fix: 

1.  Check for Power: Ensure the unit is plugged in securely.

2.  Reset the Disposal: Locate the red or black reset button on the bottom or side of the disposal. Press it.

3.  Inspect the Circuit Breaker: Check your electrical panel for a tripped breaker and reset it if necessary.

Disposal Hums but Doesn’t Grind

Possible Causes:

•  The flywheel is jammed.

•  The motor is stuck.

Steps to Fix:

1.  Turn Off Power: Unplug the unit or turn off the breaker to ensure safety.

2. Dislodge the Jam: Insert an Allen wrench into the hex socket at the bottom of the disposal. Turn the wrench back and forth to free the flywheel.

3.  Remove Debris: Use tongs or pliers to remove objects stuck in the disposal (never use your hands).

Disposal Leaks

Possible Causes:

• Loose connections at the sink flange, drainpipe, or dishwasher connection.

• A crack in the disposal body.

Steps to Fix:

1. Inspect the Connections: Tighten screws or clamps at the leaky connection.

2. Check the Sink Flange: Ensure the mounting bolts are secure. Reapply plumber’s putty if needed.

3.  Replace the Unit: If the disposal body is cracked, replacement is necessary.

Dishwasher Won’t Start

• Check the door latch, power supply, and control panel. Reset if needed.

Dishes Aren’t Clean

• Clean spray arms and filters, check water temperature (120°F/49°C), and use the right detergent.

Dishwasher Won’t Drain

• Inspect and clear the drain hose, filter, and garbage disposal connection.

Dishwasher Leaks

• Check and clean the door seal, avoid overfilling, and tighten or replace hoses.

Strange Noises

• Rearrange items to prevent rattling and check for obstructions in the pump.

Bad Odors

• Clean filters and drains; run a cycle with vinegar or a dishwasher cleaner.

When to Call a Professional

• Persistent electrical issues, motor failure, or no hot water.

Washer Troubleshooting

Washer Won’t Start

• Ensure it’s plugged in and the circuit breaker isn’t tripped.

• Check the lid/door switch to ensure it’s closed properly.

Washer Won’t Drain

• Inspect the drain hose for clogs or kinks.

• Clean the pump filter (often located near the bottom of the washer).

Washer Won’t Spin

• Confirm the load is balanced and redistribute items.

• Check the drive belt for wear or damage.

Washer Leaks Water

• Tighten or replace water hoses.

• Ensure the washer is level and not overloaded.

Washer Makes Loud Noises

• Inspect for foreign objects in the drum or pump.

• Check for loose drum bearings or damaged suspension springs.

Dryer Troubleshooting

Dryer Won’t Start

• Verify it’s plugged in and check the circuit breaker.

• Inspect the door switch and thermal fuse.

Dryer Isn’t Heating

• Check the lint trap and vent for blockages.

• Test the heating element and thermostat.

Dryer Takes Too Long to Dry

• Clean the lint filter, vent hose, and exhaust duct.

• Ensure proper airflow and avoid overloading.

Dryer Makes Strange Noises

• Check for loose or worn drum rollers, belt, or motor components.

• Remove foreign objects like coins or buttons.

Dryer Drum Won’t Turn

• Inspect the drive belt for damage.

• Test the motor and drum rollers.

When to Call a Professional

• Persistent electrical issues.

• Water or heating system failures.

• Unusual noises or mechanical malfunctions that persist after basic fixes.

To light the pilot light on a gas fireplace:

1.  Turn off the gas and wait 5–10 minutes to clear residual gas.

2. Locate the pilot light control and turn the knob to "Pilot."

3. Hold the knob down and use a lighter or match to ignite the pilot light.

4. Hold the knob for 30 seconds to allow the thermocouple to heat up, then release.

5. If the pilot light stays on, turn the knob to "On" to start the main burners.

6. Check the flame and adjust if needed.

If the pilot won't stay lit, consult a professional for help.

To change a furnace filter:

1. Turn off the furnace.

2. Locate and remove the old filter.

3. Check the filter size (printed on the old filter).

4. Insert the new filter with airflow arrows pointing toward the furnace.

5. Turn the furnace back on.

Replace the filter every 1–3 months or sooner if it's dirty.

Here’s a simple guide to troubleshoot your air conditioner (AC) if it's not working properly:

Check the Thermostat:

• Ensure it's set to cooling mode and the temperature is set lower than the current room temperature.

• Replace the batteries if needed or reset it.

Inspect the Circuit Breaker:

• Check if the circuit breaker for the AC has tripped. If it has, reset it by flipping the breaker off and back on.

Examine the Air Filter:

• A clogged filter can reduce airflow. If it looks dirty, replace or clean it.

Check the Outdoor Unit:

• Ensure the outdoor unit is free of debris like leaves or dirt. Clean around the unit if necessary.

• Make sure the fan is spinning when the system is on. 

Look for Frozen Coils:

• If the air is warm, check the evaporator coils for frost or ice. If frozen, turn off the AC and let it thaw before trying again.

Inspect the Drain Line:

• Check if the drain line is clogged or leaking. Clear any blockages to allow proper water drainage.

Check for Refrigerant Leaks:

• Low refrigerant levels can cause poor cooling. If you suspect a leak, call a professional technician to handle it.

Listen for Unusual Noises:

• If the AC is making unusual sounds, such as buzzing or grinding, there might be a mechanical issue. Turn off the unit and call for service.

Ensure Proper Airflow:

• Make sure vents are open and not blocked by furniture or curtains. Good airflow is essential for efficient cooling.

When to Call a Professional:

• If you cannot resolve the issue or suspect a refrigerant leak or mechanical failure, it's best to contact a professional HVAC technician.

• By following these steps, you can identify and possibly fix common AC issues.