Property Maintenance

All maintenance requests must be made through the online tenant portal, or via email/text with landlord permission. Only in the case of fire or flood should landlord be notified by phone. Tenant must allow a reasonable time for landlord to make repairs. Non-emergency requests made after Friday at 12 noon will not be addressed until the following business day. Even in the summer, weekend AC failures are NOT considered an emergency, per the Texas Property Code.

The tenant is responsible for routine maintenance which includes but is not limited to:

  • Unclogging garbage disposals
  • Changing light bulbs
  • Tripping electric breakers and GFIs
  • Changing smoke alarm batteries (every 6 months)
  • Removal of insects and bugs

For maintenance requests that should be handled by the tenant, the tenant will be charged for the service call, plus a $50 service fee, and is payable with the next month’s rent.

  • If toilets or sinks are clogged with objects not meant to be in either place, tenants will be charged for repairs.
  • If a bathtub or shower drain is clogged with hair, leading to a slow-moving drain, tenants will be charged for repairs.
  • If tenant is locked out of the house, call a locksmith, who will expect payment immediately.
  • If broken window is discovered during inspection, window will be replaced and tenant will be charged for replacement.
  • If city sends a notice for inability to properly maintain property, we will address the matter immediately and charge the tenant for work completed, plus a $50 service fee. This includes failure to cut grass in timely fashion.

If a tenant is found to have flushed, either accidentally or intentionally, anything besides human waste or bath tissue down the toilet, the tenant will be responsible for all associated repair expenses. Even if a package of baby wipes, feminine hygiene products, or other items says that it is “flushable”, these can cause serious damage to the sewer system and often lead to costly repairs. Those repairs are the responsibility of the tenant if the plumber determines that this behavior led to the required repair.

Before move-in, tenants will be shown how to turn off the water at the street, and provided a tool to do it. If there is an active water leak or water needs to be shut off for any reason, tenant is responsible for keeping this tool and shutting off the water.