Maintenance Tips

• Q: Furnace or A/C Issues

  • If there is no air coming out of the vents, check the air filter's condition and replace it if necessary.
    Replace low or dead batteries in the thermostat with new ones.
    Ensure that the thermostat is set to "AUTO" and not "FAN". During hot days, it is advisable to run the fan continuously to prevent the ducts from heating up and to maintain the temperature in the house.
    If there is a light switch in your furnace closet, make sure it is in the "ON" position.
    If the unit is frozen outside, turn the thermostat to "OFF" to allow the unit to defrost (this may take a couple of hours) and then try turning it on again.
    Has the front cover of the furnace been removed? If the door has been removed to access the filter, it must be properly secured for the unit to turn back on.
    The gas will not flow to the pilot light unless its vent cover is securely attached. This may be indicated by a flashing light.
    Please check the breaker box. Sometimes the HVAC breaker can trip.
    In extremely cold weather, a furnace can only do so much to keep a house warm. You may need to apply insulating plastic to your windows to help retain heat. Open your curtains and blinds when it's sunny, and close them when it's dark or overcast.
    In extreme heat, if your A/C is 20 degrees below the outside temperature, then it is functioning properly and no repairs are needed. Also, be cautious not to set the A/C temperature too low when it's extremely hot outside as this can cause the lines to freeze and the system to shut down.
  • Here is a video to help you locate and change your furnace filter:https://youtu.be/-lO4xAsTyqM
  • Here is a video to help you locate and change your thermostat batteries:https://youtu.be/O1AC3zfs7sQ
  • Here is a video to help you reset a breaker:https://youtu.be/14wS9VjxH3g
  • Here is a video to help you clean your mini-split filter on a ductless air system: https://www.youtube.com/watch?v=Qh6M2Z8kUws

• Q: Garbage Disposal

  • Please make sure that the breaker for the disposal has not tripped in the electrical panel. If you are unsure how to reset a breaker, please watch the video here:https://youtu.be/NZKo_yZhQv8
  • If it hums but does not turn, your disposal is likely jammed. Use these instructions to unjam it: 
    • Never put your hand into the disposal. Use tongs or some other tool to remove items that mistakenly fall into the disposal. If you switch the disposal on and nothing happens (not even a hum), the thermal overload may have tripped. Under the sink, check the body of the unit for a small red or black button that may be marked “reset” or “overload”. Turn off the power to the disposal by flicking the switch above the kitchen counter and then push this button. Now try the unit again. If it just hums without running, it is stuck and needs to be cleared. To clear the unit, turn off the power again. Look inside the unit for foreign objects, and if you see any, remove them with tongs. Next, look under the sink for a small six-sided wrench (quarter-inch Allen Wrench). If there is one there, insert the bent end of the tool into the recessed hole at the center bottom of the disposal. Turn the wrench several revolutions in both directions until the shaft spins freely. Remove the wrench, turn the power back on, and try the unit again. You can also use a broom handle and crank it around to unjam it. Here is a video that can show you the steps:  https://www.youtube.com/watch?v=J0OByRuoYM0&feature=youtu.be

  • Be sure to use COLD water and run plenty of water when using disposal.
  • To sharpen blades, put a couple of ice cubes in disposals and turn on without water.

  • Please refrain from putting items such as these down the disposal:
    • Rice and pasta- No matter how much water you run or how long you run the appliance, you can never break rice or pasta down small enough. Both items swell when they are in contact with water, so the small pieces will eventually gather in the trap and swell until it is closed.
    • Animal bones- The garbage disposal is just not strong enough to break these down small enough to fit. Animal bones are the most common thing that jam disposals.
    • Grease- Grease will eventually solidify and clog a portion or all of your drain.
    • Eggshells- Despite what you may have heard, eggshells do not sharpen disposal blades.
    • Any kind of stringy or tough-peeled vegetable- This includes asparagus, lettuce, celery, and potato peels.

• Q: Outlet(s) Not Working - No Power to a Portion of Home - Tripped GFCI or Breaker

  • Often, electrical issues are a simple issue – an overloaded circuit resulting in a tripped GFCI outlet or breaker that can be easily fixed. Reset GFCI by pushing the button in the middle of the outlet (usually a red button). Please watch this short video on how to reset a GFCI outlet and breaker and see if this resolves your issue: https://youtu.be/NZKo_yZhQv8
  • GFCI units are typically installed in the kitchen, bathroom, and garage, but they may also be concealed in other areas like closets, patios, and storage rooms, and they may not be on the same floor. For instance, a GFCI in an upstairs bathroom may control an outlet in the garage, while one on the outside patio may control an outlet indoors. Locate and reset all of them until the tripped unit is identified.
  • Check the breaker box to be sure the switch has not been tripped.

• Q: Water Leak

  • For an active plumbing-related water leak, please close the associated water valve to shut the water off to stop the leak. Please take a common sense approach to prevent damage by using buckets and or towels to clean up any water if possible.  Here are some instructions for common plumbing leaks:  
  • How to close a sink valve https://www.youtube.com/watch?v=Tfy0iy8Jub0
  • How to stop a running toilet https://www.youtube.com/watch?v=DoqzGyC92GQ
  • Cutting water supply to water heater https://www.youtube.com/watch?v=1YpJg3q7hRk
  • How to close the main valve https://www.youtube.com/watch?v=NFNbTIzjh-s
  • If closing valves and/or closing the main valve in the house does not stop the water please call your local water company ASAP to have them shut off the water supply to the home.

• Q: Toilet Issues - Leak or Clog

  • If the toilet is leaking, turn off the water at the base, behind the toilet, located to the LEFT behind your toilet tank. Turn the knob to the RIGHT (clockwise) to close the valve and stop the water flow.
  • If the toilet is stopped up, make sure there is water in the toilet (not too much, but some – hot water if you are adding the water) - If there is no water, plunging will not help. Once you have water in the toilet, add a few tablespoons of regular dish soap to the toilet and let that settle for a few minutes so that it gets down to the clog to help lubricate the drain. Now, it’s time to take the plunge. Believe it or not, there is a proper way to plunge a toilet and an improper way. Here is a link to help make sure you are giving it your best shot: https://youtu.be/5MA3LDtOB0Q
  • Please be aware that most toilet clogs are considered tenant-caused, so you may be charged for the plumber's service if it is not a mainline backup or roots in the line.

• Q: Drain Clog/Back Up

  • Most drain clogs are typically caused by a blockage of hair and sometimes toothpaste and soap. Use a little drain snake tool like the one you got in your welcome bag. Stick it down the drain, pull it out, and discard what comes up. Sometimes it may take more than one time to get it all. If you do not possess this tool, please swing by the office to grab one at no charge.
  • If the clog is further down the line, wait to see if the water will slowly drain out of the sink or tub, then pour some baking soda into the drain, followed by some vinegar. When you add the vinegar, it will foam up. This can clear a lot of simple clogs and is much safer for the pipes and for the plumber if you end up needing one to clear the line. Wait about 15-20 minutes, then flush the drain with hot water to see if the clog has cleared. Here’s a video that shows you how: https://youtu.be/4u0sMRKb0NY
  • If this does not work, the next step is a plunger. You can add a few tablespoons of dish soap to the drain to help lubricate the clog and make it easier to push through. Make sure that you have the right type of plunger for a drain – you will want the flat bottom type plunger.
  • If you are unable to clear the clog and get the water to go down, please reply to this message and we will send someone out to clear it for you. Please note that the majority of small drain clogs are tenant-related and you may be charged for the service call to clear the drain.

• Q: No Hot Water

  • Make sure all utilities have been turned on & that you checked/relit the water heater pilot light. Your property may require gas even if the stove/oven is electric. You can always call Intermountain Gas to confirm if your property requires gas.

  • Check the thermostat setting on the water heater and make sure it's not set to "Vacation Mode".
  • Electric Hot Water Heater - Check main breaker panel to make sure the 220V furnace breaker is not tripped off.
  • Gas Hot Water Heaters - Check to make sure the pilot light is lit. Instructions for lighting the pilot are printed on the furnace. Here is a short video for reference:https://youtu.be/t5gJRU-20a0 If your water heater is located in your garage, in the winter months it can sometimes take a few minutes for the water to warm up after bieng off. Do not set the heat setting to a high temperature as this will over work the unit. 

• Q: Low Water Pressure/ Clean Faucet Aerator

  • If the problem is only occurring with one faucet, unscrew the housing for the aerator and remove any mineral build-up. Generally, there’s going to be two parts. There’s going to be either a rubber grommet or the screen underneath it. After you’ve cleaned it out, just screw it right back on. 
  • Pro tip: you always want to make sure they have the sink drain taped up so you don’t lose any parts down the drain. https://www.thespruce.com/clearing-a-blocked-faucet-aerator-2718807

• Q: Dishwasher Won't Drain

  • The most likely cause of dishwasher drainage concerns is a dirty/clogged filter.
  • Locate the filter: Remove the bottom dish rack and look at the bottom of the tub. In some models, the assembly is located in a back corner, while in others it’s somewhere near the base of the spray arm.
  • Remove the filter: The filter is often covered by a cage or grille. You can typically remove the dishwasher filter by hand, but some require a screwdriver.
  • Clean the filter: Rinse away the debris in the sink. Scrub caked-on debris away with a soft brush, like an old toothbrush. But don’t use anything made of a tough or abrasive material because you might damage the filter.
  • Replace the filter and secure it back in place.
  • Tips : 
    • Rinse dishes before washing.  The reason is the dishwasher is not the same thing as your garbage disposal. And it’s really difficult for it to process food and often times it’ll clog the drain. 
    • Use jet dry once a month. Jet dry prevents hard water build-up.
    • Never use liquid dish soap in the dishwasher.
  • Built-in dishwashers typically drain via the garbage disposal so if your dishwasher is still clogged, this may be the culprit. Turn on your garbage disposal to clear away any leftover food. If you hear a loud sound after turning on your garbage disposal, it may mean your garbage disposal is clogged and you’ll need to troubleshoot that as well.

• Q: Dishwasher Soap Dispenser Doesn't Open

  • Soap Buildup
    One most common causes of soap dispenser trouble is the buildup of soap. This tiny hinged compartment influences the entire dishwasher cycle and is always full of detergent. Most dishwashers are designed to spray water directly into this compartment to blast the soap out onto the dishes. However, older or more poorly designed dishwashers do not achieve the necessary angle or force of spray to fully clear out the compartment. As a result, any aspect of the soap dispenser could become quickly clogged with old dried-on dishwasher detergent. The latch grooves can fill up with detergent making it impossible to latch closed or quite difficult to open. Soap can build upon the hinges preventing smooth opening and closing of the mechanism. Take a hot damp cloth and clear away any residue in the soap dispenser cover itself.
  • Broken Latch
    Next, take a look at the latch mechanism. If it is clean and free of detergent buildup you can look closely at how the grooves are supposed to fit together and what the locked position might look like. You can test this by closely observing how the latch closes or was meant to close in the first place. You may find that a small piece of food is obstructing the latch or that the latch no longer works the way it should. Causes for latch troubles might include brittle plastic from an older latch breaking off or possibly even a break from having too much force applied while the mechanism was scungy with old detergent. Your latch may also be bent out of shape or even simply worn away so that the catch no longer has anything to catch on to.
  • Latch Blocked
    The dispenser may be blocked. Check to see if there’s detergent in the dispenser or on the bottom of the tub after the cycle. Tall items like cookie sheets and cutting boards placed in the lower rack can block the dispenser door. Reload your dishes so they don’t block the dispenser. If the latch appears broken and the rest of the dishwasher still functions properly with no leaks or other issues, you can put the dishwasher detergent in the bottom of the dishwasher. This will still ensure the dishes are being cleaned properly.

• Q: Cleaning the Inside of the Washing Machine

  • Remove any parts that you can take to the sink to clean, such as the soap tray.
  • Use a cloth, a toothbrush, and white vinegar to scrub the crevices inside the machine.
  • Clean the smaller parts too. If you cannot remove the soap tray, fill it with vinegar and allow it to soak while you clean other areas of the machine. If your front-loading washing machine has a rubber gasket, use a cloth with vinegar to wipe it clean. Run an empty load with laundry soap if you want to get rid of the vinegar smell.
  • Some washing machines have a trap to catch hair and debris. Look for it in the vertical agitator on top-loading machines, and then clean it with vinegar. Consult the owner’s manual if you’re not sure where it is or if your machine has one.
  • Some front-loading washers may have a small door that catches coins, buttons, and small debris. Look for any doors or ports that may provide access to this area for cleaning. Some washers are not equipped with this feature.
  • For high-efficiency (HE) machines, only use HE-approved detergent to eliminate excess suds.
  • For front-loading machines, keep the door cracked when not in use to prevent mold and mildew.
  • Clean the washer debris trap regularly after use.
  • There is also a product that you can buy from most local retailers called Affresh. This product helps remove odor, and grime and cleans deep inside the pump, valve, tub, drum, agitator, filter, and hose. https://www.walmart.com/ip/Affresh-Washer-Cleaner-Tablets-3-Count/21576058

• Q: Garage Door

  • If the power is out to your electronic garage door opener and it will not open, follow the directions to manually open your garage door. https://www.youtube.com/watch?v=jnnEAlJ3xxY
  • If the remote isn't working, make sure the remote has a good battery. 
  • If the overhead lights blink, follow this video to make sure the safety eyes are aligned. Hold down the button on the wall to manually close: https://www.youtube.com/watch?v=HQfF_JXrUUI
  • If the spring is broken, please submit a work order. Always pay attention to the warnings listed on the door. 

• Q: Chirping Smoke Detector

  • Disconnect the smoke detector by twisting counter-clockwise
  • Replace the battery with a new one (this will most likely stop the chirping)
  • If it is still chirping, remove the battery and hold down the test button for 15 seconds to drain any remaining charge
  • Insert the new battery and reattach it to the wall/ceiling