MAINTENANCE GUIDELINES

Whenever you have a maintenance request you may mail a request, drop off a request or email a request in. Our preferred method is for you to put your request in writing as your request has a better chance of not getting lost in the shuffle! If you find you have an emergency and need to contact us after hours please page us at 623-3136. You will need to leave a message with your name, address and telephone number.

The following is a list of what we consider to be emergency calls.

1) Fire (call 911 immediately)

2) Flood (uncontrolled running water)

3) No heat (when below 40 degrees in Winter)

4) Open gas line:

Xcel 800-895-4999

5) Burglary or vandalism where property is unsecured.

6) Sewage backup caused by plumbing malfunction in main line

7) Malfunctioning locks

These are examples which we do not consider emergency situations:

1) Lockouts when you have lost or misplaced keys – call a locksmith

2) Appliance repairs 

3) Roof leaks

4) Heating and air conditioning problems except in extreme temperatures

Common Maintenance Questions

• What should I do if I smell gas? Open all windows and doors to allow for maximum ventilation. Make sure oven and burners are completely off. Call Xcel (1-800-895-4999) they will send someone free of charge to check all gas appliances for leaks and re-light extinguished pilot lights.

• My electrical outlet doesn't work. What do I do? A GFCI is a red "reset" button found on electrical outlets in rooms with water sources (such as kitchens and bathrooms). If there is a power overload, the button will pop out and disconnect the power to that outlet as well as all others in the room. In order to restore power, simply press the black "test" button and then the red "reset" button. If this does not work, please see below. If that does not work, please contact us.
• Will Premier Property Management replace light bulbs? Tenants are responsible for replacing light bulbs as they burn out. Simply unscrew the old bulb and take it to any hardware store to locate a replacement of the correct size.

• I lost power in a certain area in my apartment. What do I do? Most properties have there own circuit breaker behind an access panel usually located either in the hallway, one of the bedrooms or outside. The various areas are labeled. If you have lost power to a certain area in your unit, you can flip the switch for that area off and back on (or simply on, if it had been switched off). If this does not work, please notify us right away and we will send a maintenance worker to repair the problem.
• My toilet is stopped-up. What do I do? In the event of a toilet stoppage, please use a plunger. Tenants will be billed if our maintenance staff is called in to unclog the toilet or if a professional rooter service is required.
• What should I do if my drain is clogged? These methods are commonly used to open up a clogged drain: Plunger - Be sure the plunger's suction cup is large enough to cover the drain opening. Fill the clogged basin with enough water to cover the plunger cup. Use wet rags to block any outlets (such as a sink overflow) and create a vacuum. Plunge with 15 to 20 strong strokes once you have a tight seal. Chemicals - Don't use chemicals! These chemicals will burn your skin. If they sit in a stagnant drain, you'll have to find a way to remove both the chemicals and the blockage. Chemicals can also damage metal pipes!
• My toilet/sink is overflowing. What do I do? In the event of a toilet overflow or other leak, find the shutoff valve at the base of the toilet or under the sink, and turn the water off at the source. Refer to a clogged drain or stopped – up toilet.
• My tub is draining slowly or not at all. What do I do? Prevent tub drain clogs by using a hair catcher. These are available at any hardware store. If maintenance assistance is required, residents will be billed to unclog the drain.

Maintenance Requests are collected and dispatched to our maintenance contractors and vendors as needed. They are completed in order of urgency, and are resolved as soon as possible. We will inform you if your particular problem requires additional time. Once a request is made, it is assumed that you have given permission for our crew to enter your unit shortly thereafter to complete the repair. Please note that our maintenance staff cannot undertake any work without a work order originating from our office.

If you would like to report a maintenance problem with your unit or the building, do one of the following:

• Email: info@premierpropertygj.com
• Call: (970) 245-1133 and leave a detailed message.
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Lockouts: If you leave your keys inside your home, please call a roommate to let you in. If this is not an option, you may pick up a key at our office. If it is after hours or weekends, you will need to contact a locksmith.

Appliances We have included some information on the specific appliances that can be found in your apartment, condo, or single family home. Hopefully this will answer some of the questions you may have about operating them.

• Dishwasher - The most common requests for dishwasher repairs are due to paper, food, new dish labels, broken glass, etc. collecting in the dishwasher's drain that prevent it from draining properly. This can cause water to pool in the base of the machine and leak from the sides. You can prevent this by periodically checking the drain on the bottom of the machine and clearing it of debris. Also, be sure to peel labels off of new dishware before placing it in the dishwasher.

• Refrigerator - If the light bulb burns out, unscrew it and bring it to any hardware store to find an identical replacement. If it becomes necessary to defrost your refrigerator, use the defrost cycle and let it defrost in its own time. Rushing the process with a knife or an ice pick may result in damage for which you have to pay. Be sure to clean up the water after defrosting.

• Garbage Disposal - The most common request for a not working disposal when switched ON, is a reset button located on disposal unit usually at the bottom needs to be pushed in.
• There usually is a jam inside of the disposal causing the wheel and blades and motor to not operate.
• Make sure disposal is off and unplugged before reaching into drain. With a pair of tongs or long wooden spoons remove loose debris from inside the disposal. After extracting any items (if any) use tongs/spoons to turn inside rotating wheel and blades to move freely, if it does not move and free jam, call for maintenance. . Under the sink on the bottom side of the disposal unit, there is a red reset button. Press it. Run a slow stream of water and then attempt to restart disposal. If this does not work, call Premier Property Management for maintenance assistance. Please note: If maintenance staff finds that the disposal was damaged due to the presence of inappropriate objects (e.g., silverware, coins, vegetable peelings etc.) the repair will be billed to the tenant.

Proper garbage disposal use: Use a strong flow of cold water and keep it running at least 30 seconds after noise of grinding has stopped to flush all food particles through the drain line. Always use cold water when operating the disposer to solidify fatty and greasy wastes so they will be chopped up and flushed down the drain. Do not grind bones, or fibrous materials as corn husks, artichokes, onion skins, celery or peelings, such as potato or cucumber as these easily clog the drain. Do not put uncooked fat off meat into disposal as it may clog. Do not pour liquid fats down line. Do not put coffee grounds or eggshells into the disposal.

A few other things you are responsible maintaining –

1. Testing and changing batteries in smoke detectors and/or carbon monoxide detectors
2. Pest control
3. Changing or cleaning furnace/AC filters (forced air and/or central air units only)
4. Irrigating and maintaining any surrounding grounds, lawns and shrubbery, including snow removal for sidewalk and driveway (unless otherwise noted in your lease)
5. Keeping rain gutters free of leaves and debris.

CONCERN:	Things to check before calling maintenance:
Smoke detector won’t work when tested	Replace battery, is still doesn’t work, notify us
Smoke detector beeps softly on and off	Replace battery
No power to plugs or switches	Check and reset GFI plug, check if plug works off wall, check breaker panel or fuse box
No hot water or hot water “too hot”	Checker thermostat on water tank
Faucet or toilet leaks	Turn off water fixture and notify us
Toilet or sink plugged	Try plunger
No heat	Check thermostat, check pilot light
Dishwasher won’t drain	Clean food out of bottom of dishwasher
Refrigerator too warm or too cold	Check thermostat (it takes 24hours to correct)
In case of freezing weather	Disconnect all outside hoses. Leave water dripping hot and cold on faucets inside. Leave cupboard and pantry doors open where pipes are, do not turn thermostat off or below 60 if going out of town.
Frozen pipes	NEVER USE OPEN FLAME to try to thaw
Garbage disposal doesn’t work	If you don’t hear a hum, try pushing the red reset button on the bottom of the disposal.