Save time. Avoid service call charges. Stay comfortable.
Before submitting a maintenance request, check this library. Many common home issues can be resolved in under 10 minutes with no tools required.
Most common fix for outlets or lights that suddenly stop working.
Quick steps:
Find your breaker panel → Locate tripped switch (middle position) → Flip fully to OFF → Then flip back to ON.
Required in kitchens, bathrooms, and outdoors. Stops working? Check the outlet with buttons.
Quick steps:
Locate outlet with TEST and RESET buttons → Press RESET button firmly → If it doesn’t click, press TEST first → Then press RESET → Plug in a lamp to verify power is restored.
Stop the chirping. It’s almost always a low battery.
Quick steps:
Twist detector counter-clockwise to remove from ceiling → Replace with fresh 9V or AA batteries (check label on back) → Reattach by twisting clockwise → Press and hold TEST button to verify it beeps.
Minor spark when plugging in is normal. Large sparks or a burning smell is an emergency.
Quick steps:
Unplug everything from the outlet immediately → Do NOT use that outlet → If you see burn marks or smell smoke, call emergency maintenance → For a single small spark, try a different appliance to test.
This solves 80% of HVAC problems – weak airflow, frozen AC, high energy bills.
Quick steps:
Find the filter grille on wall, ceiling, or furnace unit → Note the arrow direction printed on the filter (AIR FLOW →) → Slide out old dirty filter → Insert new filter with arrow pointing toward the furnace or blower → Change every 30-60 days.
Blank screen? Not responding to temperature changes? Check the batteries.
Quick steps:
Pull thermostat straight off the wall plate (may need gentle prying) → Replace with 2 fresh AA or AAA batteries (check old batteries for type) → Snap back onto wall plate → Verify screen turns on.
Filters hide in different places depending on your home’s setup.
Quick steps:
Check these common locations → Return air grille on wall or ceiling → Inside the furnace or blower cabinet (may need to remove a panel) → Slot next to the air handler in a closet → If you can’t find it, call our office.
Need to stop heating or cooling quickly without changing all your settings.
Quick steps:
Look for SYSTEM or MODE button → Press repeatedly until screen shows OFF → Fan can be set to AUTO or ON separately → To restart, press SYSTEM/MODE and select HEAT or COOL.
Ice on refrigerant lines or the outdoor unit means something is wrong.
Quick steps:
Turn off the AC at the thermostat immediately → Set fan to ON (not AUTO) to help thaw → Change your air filter (this is the most common cause) → Check that all vents are open and unobstructed → Wait 2-4 hours for ice to melt before turning AC back on → If ice returns, submit a maintenance request.
Stop before it overflows. Plunger technique matters more than force.
Quick steps:
STOP flushing immediately if water is rising → Use a flange plunger (the one with an extra flap, not a sink plunger) → Create a tight seal over the drain hole at the bottom of the bowl → Push down and pull up vigorously 5-10 times → Flush to test → Repeat if needed.
Slow draining shower? It’s almost always hair stuck just below the surface.
Quick steps:
Remove drain cover (may need a screwdriver) → Use a zip-it tool or bend a small hook from a wire coat hanger → Insert and pull out hair clog → Run hot water for 30 seconds to flush remaining debris → Replace drain cover.
Natural method – no harsh chemicals required or permitted.
Quick steps:
Remove and clean the pop-up stopper from the drain → Use a zip-it tool down the drain to pull out debris → Pour 1/2 cup baking soda down drain → Follow with 1/2 cup vinegar → Wait 15 minutes → Flush with boiling water (if metal pipes) or very hot tap water.
Humming but not spinning? Press the reset button
Quick steps:
Turn disposal OFF at the wall switch → Look for red reset button on bottom or front of disposal unit → Press firmly until you hear a click → Run cold water → Turn disposal on → If it still doesn’t work, try the unjam method below.
Disposal is humming but not grinding? It’s jammed with something hard.
Quick steps:
Turn disposal OFF completely → Find the small hex hole in the center of the disposal bottom → Insert 1/4-inch Allen wrench → Turn wrench back and forth to free the jam → Remove wrench → Press reset button → Run cold water → Turn disposal on.
🔧 Never put your hand inside a disposal. Always use the Allen wrench.
Emergency stop for an overflowing toilet.
Quick steps:
Look behind or below the toilet for a small oval or round valve → Turn valve CLOCKWISE (righty-tighty) until it stops turning → Flush the toilet once to empty the tank → Water will no longer refill.
Leaking under the sink? Stop it immediately to prevent damage.
Quick steps:
Look under the sink for two small valves (one for hot, one for cold) → Turn both valves CLOCKWISE until tight → Test the faucet to confirm water is off.
Every tenant should know this location for major leaks or frozen pipe bursts.
Quick steps:
Locate the main shut-off valve (common locations below) → Turn valve CLOCKWISE until it stops → Open the lowest faucet in the house (basement or first floor) to drain remaining water.
Common locations: Utility room near water heater → Garage near front wall facing the street → Basement or crawlspace near front foundation → Outside near the front hose bib.
No hot water? The pilot light may have blown out.
Quick steps:
Find the gas valve labeled ON, OFF, and PILOT → Turn valve to OFF and wait 5 minutes for gas to clear → Turn valve to PILOT → Push and HOLD the red or black igniter button → Use a long lighter near the pilot tube if no igniter → Hold for 30-60 seconds after flame appears → Release and turn valve to ON.
⚠️ If you smell gas at any time, STOP immediately and call our maintenance line from outside the home.
That constant hissing sound is wasting water and money.
Quick steps:
Remove tank lid and set it safely aside → Check if the chain is tangled or too tight → Check if the rubber flapper is sealing flat against the drain hole → Adjust chain length by moving the hook to a different hole → Clean the flapper and the seat with a paper towel if dirty → If flapper is cracked or warped, submit a maintenance request.
Low water pressure from only ONE faucet? The aerator is likely clogged with debris.
Quick steps:
Unscrew the aerator from the tip of the faucet (may need pliers wrapped with tape to prevent scratching) → Rinse out any visible debris → Soak in white vinegar for 30 minutes if there is white mineral buildup → Reinstall hand-tight only → Test water flow.
Simple replacement that requires no tools in most cases.
Quick steps:
Lift the plastic caps covering the bolts at the back of the seat → Unscrew the plastic or metal bolts by hand or with a screwdriver → Remove old seat → Position new seat over holes → Tighten bolts evenly (don’t overtighten or plastic can crack) → Snap caps back on.
Stop clogs before they start. This saves you from messy backups.
Quick steps:
Never pour grease, oil, or fat down any drain (wipe pans with a paper towel and throw in trash) → Use drain strainers in all sinks and showers → Run hot water for 30 seconds after each use of the garbage disposal → Only flush toilet paper – no wipes, paper towels, or feminine products.
Prevents freezing and bursting of exterior pipes.
Quick steps:
Disconnect ALL garden hoses from every outdoor faucet → Buy foam faucet covers at any hardware store ($3-5 each) → Install cover over the faucet → Secure with the attached strap or a piece of string.
When temperatures drop below 20°F, take these steps every single night.
Quick steps:
Let faucets drip slowly (both hot and cold lines) – a pencil-thin stream is enough → Open all cabinet doors under sinks to let warm air circulate → Keep garage doors closed if water lines run through the garage → Set thermostat no lower than 55°F, even when you are away → If leaving town, have someone check your home daily.
Know this before you need it. Burst pipes can cause $10,000+ in damage in minutes.
Quick steps:
Locate your main water shut-off valve today (see video #17 above for common locations) → Turn valve CLOCKWISE until it stops → Turn off the water heater (flip breaker or turn gas valve to OFF) → Open all faucets to drain remaining water from pipes → Call OKC Home Realty emergency line at (405) 232-5800.
Emergency action plan – act fast, don’t panic.
Quick steps:
Immediately shut off main water supply (see step #25 above) → Turn off the water heater to prevent damage → Open all faucets to drain pipes quickly → Move furniture and valuables away from water → Call OKC Home Realty emergency line: (405) 232-5800 → Take photos of damage for insurance purposes if safe to do so.
Dispenser flows slowly or water tastes bad? Time to change the filter.
Quick steps:
Quick steps: Locate the filter (common locations: inside the fridge, behind the bottom grille, or upper right back corner) → Twist counter-clockwise or push the release button to remove → Remove plastic cap from new filter (don’t skip this step) → Insert new filter and twist clockwise or push until it locks → Run 2-3 gallons of water through dispenser to purge air and carbon fines.
Clicking but no flame? Or no click at all? Try these fixes first.
Quick steps:
Ensure the burner cap is centered over the flame spreader → Clean the ignition port with a toothpick or straight pin → Wipe away any spilled food or moisture around the burner → Check that the burner is completely dry (wet ignition won’t spark) → Make sure the gas supply is on (other burners work? then gas is on).
This is a safety issue, not just about drying performance.
Quick steps:
Remove lint screen after EVERY single load → Peel or roll off lint and throw in trash → Wash screen with warm soapy water once a month to remove residue film → Let screen dry completely before reinserting → Vacuum the lint trap housing annually or if you see lint buildup.
🔥 Warning: Lint buildup is a leading cause of house fires. Clean after every load. Do not use the dryer if the lint screen is damaged.
Fridge running but not cold? Dirty coils or airflow blockage is usually the cause.
Quick steps:
Pull fridge slightly away from wall → Locate coils (back or bottom) → Vacuum dust and debris → Make sure nothing is blocking vents inside fridge → Check temperature setting (ideal: 37–40°F) → Allow 24 hours to stabilize.
Food cooking unevenly? Likely rack position or buildup.
Quick steps:
Remove and reposition racks to center → Clean any heavy grease buildup → Avoid overcrowding oven → Preheat fully before use → Test with simple bake (like toast).
General HomeDoor hard to open/close? Usually humidity or alignment.
Quick steps:
Tighten hinge screws → Check for loose hinges → Rub soap or wax along door edges → Ensure nothing is blocking frame → If swelling is severe, submit maintenance.
Door sagging or uneven? Hinges need tightening.
Quick steps:
Open door → Tighten all hinge screws → Replace stripped screws with longer ones → Check alignment → Test door swing.
Windows hard to slide? Dirt buildup is the issue.
Quick steps:
Vacuum loose dirt → Spray warm soapy water → Scrub with toothbrush → Wipe clean → Dry thoroughly → Lightly lubricate track.
Door won’t stay shut? Hinge alignment issue.
Quick steps:
Tighten hinge screws → Adjust hinge slightly (most have adjustment screws) → Check for obstruction → Realign door → Test close.
Bulb replaced but still flickering? Could be loose or electrical.
Quick steps:
Turn off switch → Tighten bulb slightly → Try a new bulb → Check if fixture is loose → Test another outlet/fixture → If flickering continues, submit maintenance
Bulb won’t come out or broke in socket? Be careful.
Quick steps:
Turn OFF power at breaker → Wear gloves → Use pliers to gently twist base → Do NOT touch metal contacts → If stuck or damaged, submit maintenance
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| Issue | DIY Fix Time | Potential Service Call Cost |
|---|---|---|
| Tripped breaker | 2 minutes | $75 – $150 |
| Clogged toilet | 5 minutes | $100 – $200 |
| Dead smoke detector battery | 3 minutes | $50 – $100 |
| Dirty HVAC filter | 4 minutes | $80 – $150 |
| Call Us Immediately (Emergency) | DIY First | Call Us After DIY Fails |
|---|---|---|
| Active gas smell (leave home first) | Tripped breaker | Breaker won’t reset or trips again |
| Major water leak or flooding | GFCI outlet reset | Outlet still dead |
| No heat when outdoor temp is below 40°F | Clogged toilet | Toilet still clogged after plunging |
| Sewage backing up into tubs/sinks | Dirty air filter | Filter didn’t fix the problem |
| Active fire or smoke | Dead smoke detector battery | New batteries didn’t stop chirping |
| Sparking outlet or burning smell | Disposal reset or unjam | Disposal still dead after reset |
| Burst pipe (water spraying) | Pilot light relight | Pilot won’t stay lit |
| Carbon monoxide alarm going off | Thermostat batteries | Screen still blank |
Save this page to your browser bookmarks, You never know when you'll need it
Know where your water shut-off valve is located before an emergency happens
Change your HVAC filter every 30-60 days – it's required by your lease
Never pour grease down drains – it will clog and you may be charged for the repair
Never use chemical drain cleaners – they damage pipes and are prohibited
When in doubt, submit a maintenance request – we'd rather check a non-issue than pay for major flood damage
24/7 Emergency Maintenance Line: (405) 232-5800
Use this number ONLY for emergencies: gas leaks, active flooding, burst pipes, no heat when below 40°F, fire, electrical sparks/burning smell, or carbon monoxide alarms.
For non-emergency maintenance requests, please submit through your tenant portal.
If you’ve followed the steps above and the problem isn’t resolved, it’s time to call the pros.
Submit a maintenance request through your tenant portal.
Call us at (405) 232-5800
