Maintenance Support

Sprinkler System Running Nonstop

If the irrigation system will not shut off:

• Check the controller and make sure the system is turned off.
• If the controller is off but water is still running, locate the irrigation shut-off valve and turn it off if safe and accessible.
• If you cannot locate the irrigation shut-off, check near the backflow preventer, side of the home, garage, or exterior water line.
• Submit a maintenance request with photos or video.

Call emergency maintenance if water is actively flooding, cannot be contained, or cannot be shut off.

Broken Sprinkler Head

If a sprinkler head is broken, missing, or spraying incorrectly:

• Turn off the irrigation system.
• Avoid mowing or driving over the affected area.
• Take a photo or video of the broken head and the surrounding area.
• Submit a maintenance request.

Call emergency maintenance if water is actively flooding or running continuously and cannot be shut off.

Low Pressure or Weak Sprinklers

If sprinkler heads are barely spraying or not popping up fully:

• Check whether the issue is affecting one zone or the entire system.
• Look for obvious water pooling, soggy areas, or bubbling in the yard.
• Make sure the sprinkler heads are not blocked by grass, dirt, mulch, or landscaping.
• If safe, clear grass or debris from around the head without digging or removing parts.

Submit a maintenance request if the issue continues or you notice pooling water.

Troubleshooting Dry Spots

If part of the yard is not getting enough water:

• Check whether nearby sprinkler heads are blocked by grass, plants, vehicles, trash cans, or outdoor items.
• Make sure sprinkler heads are not pointed the wrong direction.
• Check whether one zone appears to be running shorter than the others.
• Submit photos of the dry area and the closest sprinkler heads.

Controller Issues

If the irrigation controller is not working:

• Check whether the display is on.
• Confirm it is plugged in, if visible and accessible.
• Check the nearby outlet or GFCI reset button, if applicable.
• Do not reset or reprogram the controller unless instructed.
• Submit a maintenance request with a photo of the controller screen.

Rain or Weather Delays

If the system does not run after recent rain:

• Check whether a rain sensor or weather delay may be active.
• Allow the system time to resume its normal schedule.
• Do not bypass rain sensors unless instructed.

Submit a maintenance request if the system does not resume after several dry days.

Know What to Avoid

To help prevent irrigation damage:

• Do not mow over sprinkler heads.
• Do not park on or drive over sprinkler heads, valve boxes, or wet areas.
• Do not cover sprinkler heads with decorations, toys, trash cans, or landscaping.
• Do not dig near irrigation lines or valve boxes.
• Do not turn off the system long-term without approval.

Tenants are responsible for maintaining and replacing sprinkler heads while occupying the home.
Please report leaks, pooling water, or controller issues as soon as possible so we can help prevent lawn damage and unnecessary water usage.

Resources:

Identifying a Valve Box (Not meter box)

How to Locate and Shut Off the Main Irrigation/Sprinkler Valve

How to Shut off Irrigation at Backflow Preventer (Underground preventers)

How to Shut off Irrigation at Backflow Preventer (Above-ground preventer)

Power Out in Part of the Home

Try this first:

• Check whether the issue is affecting one room, one outlet, or multiple areas.
• Check the breaker panel for a tripped breaker.
• If a breaker is tripped, switch it fully to Off, then back to On.
• Check nearby GFCI outlets and press Reset.
• Unplug anything that may have overloaded the outlet or circuit, or any damaged or frayed cables.

Submit a maintenance request if the power does not return after checking the breaker and GFCI outlets.

Power Out in the Whole Home

Try this first:

• Check whether neighboring homes or streetlights have power.
• Check with your utility provider for a possible outage.
• Check the main breaker if safe and accessible.

Call emergency maintenance if the utility provider confirms there is no outage and power is still out to the entire home.

Outlets Not Working

Try this first:

• Check whether other outlets in the same room are working.
• Check for a nearby GFCI outlet and press Reset.
• Check the breaker panel for a tripped breaker.
• Unplug any overloaded power strips, extension cords, or appliances within the room.
• Unplug any damaged power cables that may be plugged in within the room.
• Try a different device or lamp to confirm whether the outlet is the issue.

Submit a maintenance request if the outlet still does not work.

GFCI Outlets

GFCI outlets are commonly located in kitchens, bathrooms, garages, laundry rooms, and exterior areas. 

Try this first:

• Press the Reset button on the GFCI outlet.
• Check nearby GFCI outlets, as one reset button may control multiple outlets.
• Check the breaker panel if the GFCI will not reset.
• Make sure the outlet is dry before resetting.

Submit a maintenance request if the GFCI will not reset or keeps tripping.

Lights Not Working

Try this first:

• Replace the light bulb.
• Make sure the bulb is the correct type and wattage for the fixture.
• Check the light switch and any nearby switches.
• Check the breaker panel for a tripped breaker.
• For ceiling fans, check the pull chain or remote settings if applicable.

Submit a maintenance request if the light still does not work after replacing the bulb and checking the breaker.

Breaker Keeps Tripping

Try this first:

• Unplug items from the affected area.
• Reset the breaker by switching it fully to Off, then back to On.
• Avoid running too many appliances or high-use items on the same circuit.
• Do not keep resetting a breaker that trips repeatedly.

Submit a maintenance request if the breaker continues to trip.

Call emergency maintenance if the breaker panel is hot, sparking, smoking, buzzing loudly, or has a burning smell.

Ceiling Fan Issues

Try this first:

• Check the wall switch.
• Check the pull chains.
• Replace remote batteries if the fan uses a remote.
• Make sure the fan is not wobbling heavily or making unusual noises.
• Do not continue using the fan if it appears loose, unstable, or unsafe.

Submit a maintenance request if the fan still does not work or appears unsafe.

Exterior Lights and Outlets

Try this first:

• Check the light bulb, if applicable.
• Check for a nearby GFCI outlet and press Reset.
• Check the breaker panel for a tripped breaker.
• Make sure the outlet or fixture is dry before use.
• Do not use exterior outlets that appear damaged, loose, wet, or unsafe.

Submit a maintenance request if the issue continues.

Smoke Detectors Beeping

Try this first:

• Replace the batteries, if the smoke detector uses replaceable batteries.
• Make sure the battery is installed correctly.
• Press the Test button to confirm the smoke detector is working.
• Check whether the smoke detector is dusty and gently clean around it if needed.
• Do not remove, disconnect, or disable the smoke detector.

Submit a maintenance request if the smoke detector continues beeping after replacing the battery, if it is hardwired and will not stop beeping, or if it appears damaged.

Call 911 and then emergency maintenance if the smoke detector is actively alarming and there is smoke, a burning smell, or any sign of fire.

KNOW WHAT TO AVOID

To help prevent electrical issues:

• Do not overload outlets or power strips.
• Do not run cords under rugs or through doorways.
• Do not use damaged cords, outlets, switches, or fixtures.
• Do not remove outlet covers, switch covers, or breaker panel covers.
• Do not attempt electrical repairs.
• Do not use electrical items near active leaks or standing water.

Submit a maintenance request if you notice flickering lights, outlets that do not work, repeated breaker trips, damaged covers, loose outlets, or anything that appears unsafe.

Garage Door Will Not Close

Try this first:

• Check for anything blocking the door path.
• Make sure the safety sensors near the bottom of the tracks are aligned and facing each other.
• Gently wipe dust, dirt, or spiderwebs from the sensor lenses.
• Check whether the sensor lights are on or blinking.
• Make sure trash cans, bikes, boxes, tools, or other items are not blocking the sensors.
• Try closing the door from the wall button instead of the remote.

Submit a maintenance request and follow manual release instruction if the door still will not close after checking the sensors and clearing the area.

Garage Door Will Not Open

Try this first:

• Check whether the opener has power.
• Make sure the motor unit is plugged in.
• Check the breaker panel for a tripped breaker.
• Try the wall button and the remote.
• Replace the remote batteries if needed.
• Check whether the garage door is locked from the inside.

Submit a maintenance request if the door still will not open.

Call emergency maintenance if the door is the only way to access a trapped vehicle needed for work, school, medical needs, or other essential transportation.

Garage Door Remote Not Working

Try this first:

• Replace the remote batteries.
• Stand closer to the garage door and try again.
• Try using the wall button.
• Check whether the opener has power.
• Make sure the remote is not damaged.
•  Try re-programming garage door remotes

Submit a maintenance request if the remote still does not work but the wall button does.

Garage Door Opens/Closes Only Partway

Try this first:

• Check for items blocking the door path.
• Check the tracks for visible debris.
• Make sure the safety sensors are clean and aligned.
• Do not force the door open or closed.
• Do not continue running the opener if the door appears stuck or uneven.

Submit a maintenance request if the issue continues.

Garage Door is Noisy or Shaky

Try this first:

• Check whether anything is caught in the tracks.
• Make sure no items are leaning against the door or tracks.
• Stop using the door if it appears uneven, loose, or unstable.
• DO NOT attempt to tighten springs, cables, or major hardware.

Submit a maintenance request if the noise is unusual, loud, or ongoing.

Garage Door Manual Release

Most garage doors have an emergency release cord, usually a red cord hanging from the opener rail.

Only use the manual release if:

• The door is fully closed.
• The area is safe.
• You are able to lift the door safely.
• The door does not appear damaged, uneven, or off track.

Do not use the manual release if a spring or cable appears broken, the door is crooked, or the door feels too heavy to lift safely.

Keypad Not Working

Try this first:

• Check whether the keypad lights up.
• Replace the keypad battery.
• Make sure you are entering the correct code.
• Try the wall button or remote.
• Check whether the opener has power.

Submit a maintenance request if the keypad still does not work.

KNOW WHAT TO AVOID

To help prevent garage door damage:

• Do not drive under the door while it is moving.
• Do not let children play with the remote, keypad, sensors, or wall button.
• Do not block the sensors with storage items, trash cans, or belongings.
• Do not pull on the door, tracks, springs, or cables.
• Do not attempt to repair springs, cables, tracks, or opener parts.
• Do not continue using the door if it appears crooked, unstable, or unsafe.

Submit a maintenance request if the garage door is not operating properly, appears damaged, makes unusual noises, or does not open or close safely.

Resources: 

How to Align Garage Door Sensors

How to Program Your Garage Remote and Keypad

How to Use Manual Release

How to Re-Engage Garage Door