FAQ: MAINTENANCE

LEAKS:

  1. Turn off the water at the supply.
  2. Immediately call your property manager.
  3. Use towels to soak up the water.

What do I do in an Emergency?
For FIRE, GAS LEAK, Natural Disaster or Medical Emergency call 911!

  1. I had a break-in.
  2. How do I get help for a maintenance problem?
  3. How long should I wait to hear back from someone regarding a maintenance problem?
  4. What am I responsible for maintaining?
  5. How do I turn off the water supply?
  6. There is a puddle of water under my hot water heater.
  7. Smoke Detector beeps intermittently or does not beep when tested.
  8. There is a burning smell when I run my appliance.
  9. One of my outlets looks black & sooty.
  10. How do I reset the circuit breaker?
  11. How do I reset the GFCI outlet?
  12. How do I unclog my toilet?
  13. How do I unclog my kitchen sink?
  14. How do I unclog my bathroom sink, tub or shower drain?
  15. Drain is not draining properly.
  16. Garbage disposal doesn’t work.
  17. Garbage disposal is leaking.
  18. Garbage disposal smells bad.
  19. Window air conditioner doesn’t work.
  20. Central air conditioner or split a/c doesn’t work.
  21. No hot water.
  22. Hot water is too hot.
  23. There is water dripping from the water hose to the washing machine.
  24. Washing machine does not drain the water out.
  25. Dishwasher doesn’t drain.
  26. I used the wrong soap (i.e. dish soap instead of dishwasher soap) in the dishwasher.
  27. How do I remove oil from the driveway or garage?
  28. How do I clean my oven?
  29. My water bill is suddenly much, much higher?
  30. The ceiling fan wobbles.
  31. I lost my garage remote opener.
  32. My garage door is stuck in the open or closed position.
  33. How do I get rid of ants?
  34. Refrigerator is too warm or too cold.
  35. No power to some plugs or some switches.
  36. No electricity in your home.
1
I had a break-in.
12-01-2015
12-02-2015

Call the police.  They will make a report.  Get one copy of the report for yourself, a second copy for Woodstock Properties, Inc. and a third one for your Renter’s Insurance Company. Notify our office by calling 808-488-1588.  You will want to notify your Renter’s Insurance Company.

2
How do I get help for a maintenance problem?
12-01-2015
12-02-2015

For faster service, please submit your maintenance request on-line. You may also call the office at 808-488-1588. Additionally, maintenance requests can be faxed to 808-487-0557. For a maintenance emergency, call your property manager.

3
How long should I wait to hear back from someone regarding a maintenance problem?
12-01-2015
12-02-2015

For Maintenance Emergencies call your property manager and they will respond ASAP. If you submit an on-line maintenance request you will hear back from us within one business day.  If the request comes via fax or voicemail, please allow up to two business days.  Woodstock Properties, Inc. contracts out maintenance repairs to outside vendors.  Please submit a 2nd maintenance request if a vendor fails to make contact with you for an appointment within 3 business days. If you have not heard from our office OR our vendor in 3 business days, please contact your property manager or the office at 808-488-1588.

4
What am I responsible for maintaining?
12-01-2015
12-02-2015

For our suggestions on how to maintain various items in your household that you may be responsible for maintaining AND to reduce the inconvenience of avoidable repairs, perhaps even avoiding unnecessary "tenant related repair charges", please see: Preventative Maintenance Guide.

Residents are responsible for maintaining kitchen exhaust filters, air conditioner filters, smoke detector batteries, dishwasher air vents when there is also a garbage disposal, light bulbs as well as those items described in the Rental Agreement and Addendum A. For example, in certain situations, yard maintenance is required per your Rental Agreement/Lease.

5
How do I turn off the water supply?
12-01-2015
12-02-2015

How to turn off water supply (Video)

  • There is a main water supply usually coming into the house via the garage.
  • In an apartment or condo building, there may only be one for the entire building and only the Resident/Site Manager would have access to it. Refer to Resident/Site Manager # in “Plastic Pouch” provided at Check-In.
  • There are, however, separate valves to turn the water off to each individual faucet, toilet, washing machine.
6
There is a puddle of water under my hot water heater.
12-01-2015
12-02-2015
  • If you have access to it, turn off the water supplying the hot water heater.
  • If you do NOT have access to your water heater, call your Resident/Site Manager. Refer to the Resident/Site Manager contact information in your “Plastic Pouch at Check-In.
  • Immediately call your property manager.
  • Use towels to soak up the water. 
7
Smoke Detector beeps intermittently or does not beep when tested.
12-01-2015
12-02-2015
Step #1    • There are now many different types of smoke detectors on the market and in homes. Read the operation manual for the smoke detectors in your home. You can check the internet for additional information.
Step #2 • With most smoke detectors, it is recommended that you change the battery yearly, or as soon as the alarm “chirps” warning that the battery is low.
Step #3 • If your smoke detector has a 10-year lithium battery, do NOT change the battery – Submit a Maintenance Request
Step #4 • It is easy to change the battery in most battery-operated smoke detectors. Once you have opened the housing, just replace the old battery with a new one then TEST it.
Step #5 • Before opening plastic housing, note the arrows indicating which way to turn to open.
Step #6 • If your smoke detector is not functioning properly after changing the battery – Submit a Maintenance Request.

FOR SMOKE DETECTORS HARD-WIRED INTO THE HOME'S ELECTRICITY

If detector still chirps, remove the battery and repeat steps #3 - 6 again. 

Step #1
 • Please note the arrows on the plastic housing, indicating which way to turn to open.
Step #2

To change the back-up battery in your hard-wired smoke detector:

  1. Open the housing and unplug the hard-wire.

  2. Remove the old battery.

  3. Hold the test button down for 45 – 60 seconds or until there is NO noise.

  4. Replace old battery with a new one unless it is a 10-year lithium battery, in which case – Submit a Maintenance Request.

  5. Plug the hard-wire back into the detector and replace the plastic housing.

  6. TEST the smoke detector with the new battery.

  7. If detector still chirps, remove the battery and repeat steps #3 – 6 again.
Step #3
  • If your hard wired smoke detector is not functioning properly after changing the battery – link to Submit a Maintenance Request.
Step #4
  • If your smoke detector is not functioning properly and it is hard-wired into the home’s electricity but there is NO BATTERY to replace – Submit a Maintenance Request.
8
There is a burning smell when I run my appliance.
12-01-2015
12-02-2015
  • Turn off the appliance.
  • Unplug the appliance from the outlet and do NOT use this appliance; there may be a risk of fire.
  • If this is your personal appliance, i.e. kitchen blender, we suggest you either have a repairman fix it and approve it for use or replace it. In either case, it will be a tenant expense. 
  • If this appliance came with the property, i.e. refrigerator - Submit a Maintenance Request so our repairman can either fix it and approve it for use or replace it.
9
One of my outlets looks black & sooty.
12-01-2015
12-02-2015
  • Unplug all devices from that outlet.
  • Do NOT use this outlet until repairman fixes it and approves it for use; there may be a risk of fire.
  • Submit a Maintenance Request.
10
How do I reset the circuit breaker?
12-01-2015
12-02-2015
11
How do I reset the GFCI outlet?
12-01-2015
12-02-2015
12
How do I unclog my toilet?
12-01-2015
12-02-2015
13
How do I unclog my kitchen sink?
12-01-2015
12-02-2015
14
How do I unclog my bathroom sink, tub or shower drain?
12-01-2015
12-02-2015
15
Drain is not draining properly.
12-01-2015
12-02-2015
We do NOT recommend using harsh chemicals or Drano.
•      If your “problem” sink has the Garbage Disposal read our helpful troubleshooting information:  Troubleshooting Your Garbage Disposal
•      A slow drain in the kitchen sink (not the garbage disposal sink) can often be resolved by running the garbage disposal. If the water begins draining from the sink, turn on the cold water and let the disposal run for 30-60 seconds.
•      If your “problem” sink does NOT have a Garbage Disposal also try the suggestions below:
  1. Remove standing water.
  2. Pour ½ cup table salt ½ cup baking soda (not baking powder) down drain.
  3. Pour ½ cup white vinegar down drain.
  4. Step back; it will bubble & fizzle.
  5. Wait 20 minutes.
  6. Pour 2 quarts hot water down drain. Use COLD water for kitchen sink drains.
  7. May need to repeat, but this may get it draining.
  8. Consider buying “Zip-It Cleaning Tool” for $2.00-$5.00 but don’t use this tool in Garbage Disposal: http://www.zipitclean.com
•       If drain is still not draining properly, review the information on the appropriate link:
  1.  “How to Unclog a Kitchen Sink”
  2.  “How to Unclog a Bathroom Sink, Tub or Shower Drain”
•   If, despite all these troubleshooting suggestions, you still have a drain problem – Submit a Maintenance Request.
 
16
Garbage disposal doesn’t work.
12-01-2015
12-02-2015
17
Garbage disposal is leaking.
12-01-2015
12-02-2015
  • Do NOT use the disposal until repairman repairs it and approves it for use.
  • Place a pan under the sink to catch the water.
  • Do not use the sink.
  • Submit a Maintenance Request.
18
Garbage disposal smells bad.
12-01-2015
12-02-2015
19
Window air conditioner doesn’t work.
12-01-2015
12-02-2015
•   Unplug the window air conditioner, remove and clean the filter. Does it work after cleaning the filter?
•  If the window a/c is plugged into a GFCI outlet (one with a “test & reset” button), First click and read the helpful information on this link:  “Checking & Resetting GFCI Outlets” 
•  Plug the window air conditioner back in, turn it on & see if it works.
•  If the window a/c is NOT plugged into a GFCI outlet or if the above troubleshooting suggestions did NOT resolve the problem, you will need to check the electrical panel. 
  1. If you see FUSES (which look like glass discs) when you look inside the electrical panel, close the panel door. Do NOT change fuses - Submit a Maintenance Request. 
  2. If you see BREAKER SWITCHES when you open the electrical panel, please first read the helpful information on the following link: “Circuit Breaker Box”
•  If, after trying the above troubleshooting suggestions, the a/c still does not work - Submit a Maintenance Request.
20
Central air conditioner or split a/c doesn’t work.
12-01-2015
12-02-2015
  • Turn the air conditioner off.
  • You will need to check the electrical panel.​
    • If you see FUSES (which look like glass discs) when you look inside the electrical panel, close the panel door. Do NOT change fuses - Submit a Maintenance Request. 
    • If you see BREAKER SWITCHES when you open the electrical panel, 1st click and read the helpful information on this link:  “Circuit Breaker Box”
  • If, after trying the above troubleshooting suggestions, the problem is still not solved -  Submit a Maintenance Request.
21
No hot water.
12-01-2015
12-02-2015

If you have access to your hot water heater:

•  Check if your water heater is leaking. If it is leaking: Turn off the water supply. Immediately call your assigned Property Manager. Use towels to soak up the water.
•  Most water heaters on this island are electric, have you paid your electric bill? Is the electricity in your home working?
•  If you have a gas stove, you may also have a gas water heater, have you paid your gas bill? If you have a gas stove, is the stove working?
Check the thermostat on your water tank for the proper temperature setting.
•  Check that thermostat on your water tank for the proper setting.
•  Check that the thermostat on the hot water heater is not set to “vacation”.
•  Check and reset the button next to the thermostat on the hot water heater.
•  1st read the following link before you go to check the electric panel. “Circuit Breaker Box”
  1. Whenever you check your electrical panel, if you see FUSES (which look like glass discs) when you look inside the electrical panel, close the panel. Do NOT change fuses - Submit a Maintenance Request.
  2. If you see BREAKER SWITCHES when you open the electrical panel, First click and read our helpful information on this link. “Circuit Breaker Box” and then, reset the breaker in the electrical panel.
•  If you still have no hot water – Submit a Maintenance Request.

• If you do NOT have access to your hot water heater, notify your Resident/Site Manager. Resident/Site Manager contact information is in the “Plastic Pouch” provided at Check-In.
• If you do NOT have access to your hot water heater AND you do NOT have a Resident/Site Manager - Submit a Maintenance Request.

22
Hot water is too hot.
12-01-2015
12-02-2015
  • If you have access to your hot water heater, Check the thermostat on the hot water tank and turn it down.
  • If you do NOT have access to your hot water heater, notify your Resident/Site Manager. Resident/Site Manager contact info is in the “Plastic Pouch” provided at Check-In.
  • If you do NOT have access to your hot water heater AND you do NOT have a Resident/Site Manager - Submit a Maintenance Request.
23
There is water dripping from the water hose to the washing machine.
12-01-2015
12-02-2015
24
Washing machine does not drain the water out.
12-01-2015
12-02-2015
25
Dishwasher doesn’t drain.
12-01-2015
12-02-2015
26
I used the wrong soap (i.e. dish soap instead of dishwasher soap) in the dishwasher.
12-01-2015
12-02-2015
  • Scoop out as much water and suds as you can & dump it in the sink.
  • If you poured the dish soap into the dishwasher’s soap dispenser, wash that out by hand in order to get all the dish soap out.
  • Add 1 or 2 cups of white vinegar & run the dishwasher for a short time.
  • You may have to repeat the above process because some soapy water may remain inside the pump & hoses.
27
How do I remove oil from the driveway or garage?
12-01-2015
12-02-2015
  • Soak up excess with a layer of kitty litter.
  • Use a degreaser (i.e. Dawn liquid soap), hot water and a scrub brush.
  • May have to repeat.
28
How do I clean my oven?
12-01-2015
12-02-2015
  • 1st use the self-clean feature of the oven, if applicable, CAREFULLY following Appliance Manual instructions.
  • If the Appliance Manual indicates you can use an oven cleaner, First read the instructions, then CAREFULLY follow the instructions on the container. 
  • Getting your oven clean may take several attempts.
29
My water bill is suddenly much, much higher?
12-01-2015
12-02-2015
  • Check for dripping faucets in the kitchen, bath, utility room, and outdoors.
  • Check for running toilets.
  • Check for any puddle of water i.e. by hot water heater, under dishwasher, behind the washing machine or around a sprinkler head.
  • If you suspect you have a broken water pipe somewhere - Submit a Maintenance Request.
  • If you see evidence of a leak:
    • Turn off the water at the supply.
    • Immediately call your assigned property manager.
    • Use towels to soak up the water.
30
The ceiling fan wobbles.
12-01-2015
12-02-2015
  • Wobbling means the blades are not balanced. This will wear down the bearings faster and shorten the life of the ceiling fan.
  • You will not easily be able to balance the blades yourself - Submit a Maintenance Request.
31
I lost my garage remote opener.
12-01-2015
12-02-2015
  • Order a new remote by using the contact information on the motor or housing of the garage door opener and have it coded to your existing garage door.  OR
  • You can purchase a “universal remote” from Sears and code it yourself to your door.  OR
  • Our handyman will get you a new one and code it to your door. Submit a Maintenance Request
32
My garage door is stuck in the open or closed position.
12-01-2015
12-02-2015
• Check that the sensors on either side of the garage door are lined up and pointing directly at each other.
• Try changing the batteries in the remote control opener.
• If your garage door is stuck in the open position, you can try holding the wall button down until the door is fully closed.
• To switch the door over to “manually” opening &/or closing it, either pull the cord hanging down from the motor assembly or open the latch up at the top of the garage door – but REMEMBER to close the latch in order to lock the door in the down position.
• Submit a Maintenance Request.
33
How do I get rid of ants?
12-01-2015
12-02-2015

Click to Read this article from acmehowto.com

  • Erase their scent trails.
  • Eliminate the food source.
  • Locate and seal up their entrance to your home.
  • Go to the local hardware store. We recommend you use natural and low-toxicity compounds to destroy colonies as necessary.
34
Refrigerator is too warm or too cold.
12-01-2015
12-02-2015
  • Check thermostat in refrigerator & adjust setting up or down as needed.
  • Check that the door completely closes and seals all the way around.
  • Check to see if the door seal is cracked or broken. If cracked or broken – Submit a Maintenance Request.
  • If door is completely closed and seals are not broken and still the food in the freezer is not kept hard and frozen - Submit a Maintenance Request.
  • Know that some refrigerators will shut off for 2 to 3 hours if it senses it needs to go into automatic defrost mode. If, after waiting 3 hours, refrigerator has still not turned back on - Submit a Maintenance Request.
35
No power to some plugs or some switches.
12-01-2015
12-02-2015
•  If the “problem” plug is controlled by a wall switch, check that the wall switch is “ON”.
•   If you have power to some outlets but not others you have probably “tripped” either a GFCI outlet or circuit breaker. First click and read our helpful information on this link:  “Checking & Resetting GFCI Outlets”
  1. Whenever you check your electrical panel, if you see FUSES (which look like glass discs) when you look inside the electrical panel, close the panel.Do NOT change fuses - Submit a Maintenance Request.
  2. If you see BREAKER SWITCHES when you open the electrical panel, First click and read our helpful information on this link: “Circuit Breaker Box”
•  If, after trying the above troubleshooting suggestions, the problem is still not solved – Submit a Maintenance Request.
36
No electricity in your home.
12-01-2015
12-02-2015
• 

If your neighbors DO have electricity, ask yourself if you remembered to pay your electric bill. If your electric bill has been paid, you will need to check your electrical panel. First click and read our helpful information on this link: "Circuit Breaker Box"

  1.  If you see FUSES (which look like glass discs) when you look inside the electrical panel, close the panel door. Do NOT change fuses -  Submit a Maintenance Request
  2. If you see BREAKER SWITCHES when you open the electrical panel, First click and read our helpful information on this link: “Circuit Breaker Box”
•   If, after trying the above troubleshooting suggestions, the problem is not solved: Call   HECO at 808-548-7311.
• 

 If your neighbors DO NOT have electricity either: 

  1. Call Resident/Site Manager –  Resident/Site Manager contact number is in the “Plastic Pouch” provided at Check-In.
  2. Call HECO at 808-548-7311.