Please read this for triage.
Call:
For fire, crime in progress, or other severe emergencies, please get yourself to safety, dial 911, and then call me, 24/7.
For serious damaging floods leaking into drywall and/or extensive areas, shut off the valve at the fixture or the street, and call me 24/7.
For sewer backups, DO NOT USE THE SYSTEM. Call me immediately, 24/7.
For furnace or heat malfunction during temperatures below freezing, open the taps to drip, if temperatures are below the mid 20s, call immediately 24/7.
For any furnace or AC malfunction in a home with the elderly, an infant, or with individuals with health affected by severe heat or cold, call immediately, 24/7.
Fill this out, and call the next day:
If you smell gas, this is an emergency. Do not use a cell phone inside the property. Leave the property immediately, and call the gas company at 1-800-882-3377. Then call me during the day.
For furnace or water heater malfunctions.
For any other serious habitibility issue.
For electrical problems that spark, smoke, or are warm to the touch, shut off the switch or breaker, and call the next day. If unsure about the safety, call 24/7.
For roof leaks, please contain the leak with a bucket and call the next day.
For smaller leaks draining into a drain, shut off the valve to the fixture, and call me during the day.
For bedbugs, call the next day, include photos.
For mice, rats, carpenter ants, etc. please include photos of any "evidence".
For "infestation" level problems with pests (a few/several spiders is not an infestation), call the next day.
For fleas if you have pets, use commercially available products according to the instructions, or call a licensed, bonded, insured exterminator, and call me the next day.
Do not call:
For small ants, use Terro ant bait.
For spiders, sweep or vacuum inside and out of the house, including walls and porch ceilings.
For slow drains do NOT use Drano, please use an enzymatic drain cleaner like Zep (ENZYMATIC ONLY) drain cleaner, if the problem does not resolve, call me.
For clogged drains after 30 days of tenancy, please hire a licensed, bonded, and insured plumber to clear the drain.
For filters, batteries, bulbs, and other consumable components, please replace these items per the lease.
For general property upgrades, unless the issue is connected to a habitibility issue and/or repair.
If you are unsure about the nature of the repair, call me.
Please submit separate requests for each separate issue.