We appreciate your residency and want to resolve your maintenance issue quickly.  We have prepared this guide to help you determine how best to resolve various issues that may arise during your residence.  Some situations can be resolved by you at home with a little troubleshooting.  Others will require the services of a contractor.  The following list is for common maintenance issues and does not include every possible situation or emergency.

Emergency Situations

 For fire and police emergencies please call 911 first and then notify us.

 To determine if your maintenance request is an emergency, please review the maintenance guide for additional information.  Please be advised that not all emergency situations are included in the guide.  Emergency maintenance is defined in your lease and generally involves situations that are damaging to property or are life threatening.

Check your lease agreement

Except in the case of an actual emergency, you should first verify that your issue is the landlord’s responsibility. Common items that are the tenant’s responsibility are: lock outs, A/C filter changes, smoke detector function and repair, resetting GFCI’s, resetting circuit breakers, replacing fuses, replacing light bulbs and in the case of a single family home or duplex, pest control.  Some repairs are at the discretion of the landlord and should be reported as a routine maintenance request.  A common example is unwarranted equipment provided for the convenience of the tenant (such as washers and dryers).  While not obligated to repair or replace the equipment, many owners will do so as gesture of goodwill.

We hope you find this guide helpful. If you have additional questions or concerns, please contact us. We are here to help you.

Maintenance Appointments

Maintenance service is generally done by appointment with the scheduled vendor unless you are reporting a maintenance emergency.  We will contact the assigned vendor and provide them with your contact information.  They will contact you and set up an appointment with you directly.

Missed appointments: Missed appointments may result in trip charges being charged to you.

We recommend:Keeping your appointment to avoid unnecessary costs and delays.

Air Conditioning

  1. A/C won’t turn on.
    • Is your electric circuit breaker(s) tripped? We recommend: Turn ALL circuit breakers all off and then all on again. If your electric panel uses fuses, replace any burnt out fuses. Fuse replacement is a resident responsibility.
    • A/C still does not turn on? We recommend: Check that your thermostat is set correctly and turned, to “auto”
    • Does your electric account participate in “ Home Wise Energy Management”? If so, your equipment maybe turned off by Duke Energy. Look for this equipment near your air handler or water heater.
    • What is Home Wise Energy Management? Home Wise Energy management allows Duke Energy to periodically disrupt electric service during peak energy demands in exchange for a discount on your electric bill. When the service is engaged, power is interrupted to your A/C and water heater. If activated by Duke Energy, service usually resumes within 30-60 minutes.
  2. A/C won’t blow cold
    • Is the A/C handler frozen? This occurs when the unit runs for an extended period of time with no periodic rests. We recommend: Turn the thermostat off to prevent damage and allow system to thaw. Check (a) if filter needs replaced (b) temperature set too low (see below)
    • Is the A/C filter is clogged? Changing the filter regularly keeps the system functioning at maximum efficiency. We recommend: Changing the filter monthly helps reduce monthly electric costs.
    • Is the A/C thermostat set too low or too high? The A/C unit cannot cool or heat air to every temperature setting on the thermostat.Outside temperature must be considered when setting thermostat.Typically in the summer heat, EVERY A/C system struggles to cool below 80 degrees.In older homes without new windows and upgraded insulation, it is not likely to cool below 80 degrees during the hottest part of the day. We recommend: Set your thermostat no lower than 78 degrees in the heat of the summer day.It is common for systems that are functioning properly to run continuously in the heat of the summer. Lowering the setting will not result in additional cooling, but may damage your system and unnecessarily increase your electric bill.

Electrical

  1. No Electric Service to residence.
    • We recommend: Turn ALL circuit breakers all off and then all on again. If your electric panel uses fuses, replace any burnt out fuses. Fuse replacement is a resident responsibility.
    • Is there another reason you do not have electricity? Check your electric service (a) your account payment status (b) power outages in your area or (c) Does your electric account participate in “Energy Management”?
    • What is Home Wise Energy Management? Home Wise Energy management allows Duke Energy to periodically disrupt electric service during peak energy demands in exchange for a discount on your electric bill. When the service is engaged, power is interrupted to your A/C and water heater. If activated by Duke Energy, service usually resumes within 30-60 minutes.
    • No Electric Service to select areas of the residence (lights, outlets, appliance etc…). We recommend: Turn ALL circuit breakers all off and then all on again. If your electric panel uses fuses, replace any burnt out fuses. Fuse replacement is a resident responsibility. In addition, please locate and reset all GFCI’s within the property.
    • What is a GFCI? GFCI’S are safety systems within certain outlets that have a small red button in between the two receptacles. If they “trip” they need to be reset again to re-establish power to an area serviced by that particular GFCI. Locate and reset all within the residence by pushing the reset button “in”.
  2. Electrical wires that are smoking, sparking or burning:
    • If it is safe to do so, turn off power by flipping the main breaker in the breaker box to the off position. Report emergency service and If necessary, call Fire Department and / or Duke Energy.

Plumbing

The Following plumbing issues are considered routine maintenance

  1. Minor plumbing leaks: Catch leaking water with container and if necessary, turn shutoff valve off to stop water. Shutoff valves are usually behind commodes, under sinks, on the water heater or outside at the main service line by a water spigot. If the leaking water cannot be contained or is causing a flood, immediately report emergency service.
  2. Clogged plumbing: If plumbing is clogged (drains, toilet etc…) Do not use until the clog is cleared.
  • We recommend: Drain cleaner and hand plungers can often clear small stoppages and save you time. If that doesn’t work or you are not able to clear the clog yourself, request routine maintenance. If you have NO operational toilet, then report emergency maintenance service.
  • No hot water: Does the water heater have electricity?

    • We recommend: Turn ALL circuit breakers all off and then all on again. If your electric panel uses fuses, replace any burnt out fuses. Fuse replacement is a resident responsibility.
    • Does your electric account participate in ” Home Wise Energy Management”?
    • What is Home Wise Energy Management? Home Wise Energy management allows Duke Energy to periodically disrupt electric service during peak energy demands in exchange for a discount on your electric bill. When the service is engaged, power is interrupted to your A/C and water heater. If activated by Duke Energy, service usually resumes within 30-60 minutes.
    • If the water heater is getting electricity, no hot water is usually the result of broken or burnt out heating elements inside the water heater.
  • Plumbing Emergencies
    • Sewer back up/overflow, drains are clogged and or water bubbling up: Do not run any water or flush any toilets. Water bubbling up of multiple drains is an indicator of a main sewer line back up and requires a plumber to clear the sewer lines.
    • We recommend: Use sanitary protection when cleaning up any unsanitary spill.
  • Water flooding: If water is flooding, turn off the water supply shutoff valves to the residence. They are located under sinks, behind commodes, at the water heater or the main supply is outside by the water spigot.

    • We recommend: Make effort to contain the water to prevent damage and or complicate repairs.

Doors and Locks

  1. We do not provide a lock out service.
    • If you are locked out or have lost your keys during business hours, request routine maintenance. If after business hours, please call a locksmith.
    • Note: If you have locks changed or have the locks re-keyed you are required to provide a copy of the key to Alliance. Failure to do so may result in additional costs to you.
  2. Cracked window pane and glass is intact, we recommend:
    • Put tape on the crack for additional strength.
    • Request routine maintenance.
  3. Broken window pane and glass is broken out, we recommend:
    • If possible, secure the opening at home.If not possible, Report emergency maintenance service.
  4. Property can’t be secured:
    • Locks or door jams fail resulting in inability to secure property. If during business hours, report routine maintenance service. If after business hours, report emergency maintenance service.

Appliances

  1. No power to appliances:
    • Does the appliance have electricity? Turn ALL circuit breakers all off and then all on again. If your electric panel uses fuses, replace any burnt out fuses. Fuse replacement is a resident responsibility.
    • If the appliance has power but is not operating correctly. Request routine maintenance.
    • We recommend: If a refrigerator or freezer is not working, do not open the doors in order to preserve the temperature as long as possible. You may wish to make alternative arrangements for food storage to prevent spoilage such as an ice chest.
  2. Washers and Dryers:
    • Responsibility for repairs is defined in your lease agreement. Generally, properties with a washer and or dryer are not warranted.

Pest Control

  1. Routine Pests:
    • (Ants, roaches, spiders) Responsibility for routine pest control is determined by your lease agreement. If pest control is provided by the Landlord, then request routine maintenance. If you rent a single family home or duplex, this is a resident responsibility.
  2. Other Pests (Termites, Rodents, etc…):
    • Report routine maintenance.

Acts Of God, Storms and Roof Leaks

  1. Water leaking into residence from outside (Roofs, window sills, through walls etc..:
    • If you are experiencing water intrusion into your home as a result of a storm, flood or other act of god, we will attempt to resolve the issue as quickly as possible.
    • Before a damage assessment or repair can be performed, the weather event or act of god has to have ended. Vendor(s) cannot make repairs until the materials exposed to the water are dry and any weather causing the problems has ceased.
    • We recommend: Contain water with bucket, or absorbent cloths to prevent damage. Report routine maintenance service or as emergency as appropriate.
  2. Acts of God
    • It is possible that circumstances beyond our control that are considered Acts of God can occur.
    • Should an emergency occur, we will work with you to mitigate or resolve any problems as quickly as possible.

Click to Contact Us

Call us at (727) 578-2626 or fill out this form:
Please be sure to include the address of the property in question along with any other details of the request.