If you have a maintenance issue, please log in to your maintenance portal and complete the form so that we can quickly and effectively resolve the issue. Requests will be handled in the order that they are submitted based on the priority which they fall under (See priority levels below). Damages caused by abuse or misuse will be charged back to you. We will rely on the servicing contractor to tell us what caused the problem.
If plumbing gets clogged due to items dropped in the toilet (toys, brushes, diapers, napkins, any personal items), clogged or misused garbage disposal, the cost of the plumber will be your responsibility (minimum $150). This is not considered equipment failure and you should do everything you can to handle these issues by yourself. Unless the contractor can prove it was not caused by you (i.e. roots in the system, pipe collapsed, septic tank backup), we assume it was caused by people, not by a defect of the property. Clogged plumbing is your responsibility.
Our maintenance department works hard to provide you with a safe and comfortable home. Many of the homes we manage are older, and despite our continued effort to keep them in good repair, there are times when some aspect of the house reaches the end of its usefulness and requires our attention. We appreciate your patience when this affects you.
If you have an emergency request after hours you can select the emergency option on the phone system and someone will answer or call you back shortly. Please do not use this option unless it is truly an emergency that cannot wait until morning. Our staff is willing to take care of your emergency during their normal time off but we ask that you do not abuse their goodwill unless absolutely necessary.
Maintenance requests are dealt with according to priority based on safety and necessity. The following are the priority level under which each maintenance issue will be considered and the goal for the completion time of the issue.
Emergencies are defined as Anything that is threatening to life, health, or the property. For fire Please Call 911
Examples of Emergency Priority
Target Response: Immediate to 3 hours
Urgent Priority issues are maintenance issue that require expedited attention. These high-priority issues receive first priority over other non-emergency issues and are usually done during regular maintenance hours.Examples of Normal Priority Issues
These issues may be inconvenient, uncomfortable, and aggravating, but they are not emergencies. Boardwalk is not liable for loss of food caused by appliance break down or for damaged belongings due to water leaks. Please make sure that you have adequate renter’s insurance (as required in the lease) to cover unforeseen personal losses.
Note: during peak seasonal months, target response times for heat and air may be subject to delays due to contractor overload.
Normal priority issues the most common. They are those that may occur when a system is damaged, fails, or runs it’s life cycle. We understand that these issues are inconvenient and strive to resolve them as quickly as possible
Examples of Normal Priority Issues
Low priority issues are definitely important and we want to resolve them quickly. These are those however that are of the lowest priority and They are those that may occur when a system is damaged, fails, or runs it’s life cycle. We understand that these issues are inconvenient and strive to resolve them as quickly as possible
Examples of Normal Priority Issues
1. Remove hair, dirt, and other objects from drain
2. Use a plunger to dislodge any remaining blockage
3. Clean out drain without using chemicals.
Salt and boiling water – After removing standing water from the sink, pour about ½ cup of table salt down the drain before you pour in the boiling water. Let it sit for a few minutes, and then flush with hot water to clear the mixture. Vinegar and baking soda – Again, remove standing water first.
1. Use a plunger.
If your toilet won’t flush, you can often use a plunger to push any blockages through the system. Push the plunger over the drain and be sure to create suction with the lip. Then, push the handle up and down repeatedly.
Lift after several pumps to see whether the water drains on its own. If it doesn’t, repeat the process. Be careful not to flush while performing this maneuver, as you could cause the water to overflow the toilet basin.
If you do not have a plunger use this method
1. Check the batteries in the thermostat and replace if necessary
2. Turn the thermostat up past the current temperature and listen for a click and to see if the furnace turns on.
3. Locate the furnace and ensure that the power is on to the furnace. This may look like a light switch located on or near the furnace.
4. Locate the furnace filter and check to see if it is dirty. Replace if necessary (remember if we find a dirty filter during any inspection or maintenance check you will be charged $25)
1. Check the furnace filter to see if it is dirty.
2. Go outside to where the A/C condensor is and visually inspect the line to see if it has ice on it. If it does you will need to turn off the a/c for 24 hours.
1. Check the furnace filter to see if it is dirty.
2. Make sure the vents are open in the upstairs.
3. Make sure the unit turns on when the thermostat sends the signal. If not check the batteries in the thermostat. Also check to make sure the power is on to the unit. You may need to check the breaker to make sure it is not tripped.
1. Turn the swamp cooler to pump and verify that it is pumping water.
2. Verify the water source is on. This may be connected to a hose bib.
At about 1/2-inch long, boxelder bugs (Boisea trivittata) are black with three red stripes, vertical edge lines on their bodies, and red lines on the edges of its wings. These markings make it appear as though its wings form an upside-down V when they are resting with their wings lying flat.
As their name implies, boxelder bugs are attracted to boxelder trees. If you have these, or silver maple trees to which they are also attracted, around your home or neighborhood, you are very likely to have boxelder bugs. In the fall, as they begin to seek shelter for the upcoming cold months of winter, they are attracted to the warm, sunny sides of homes. From there they slip between cracks and gaps in the siding, around doors and windows, etc., often ending up inside the home during the winter.
The boxelders will overwinter in the walls of the home until the warmth brings them out. And that warmth can be the heated air from inside your home, bringing them out of the walls into the rooms of your home during the winter months. Like bugs such as stink bugs and squash bugs, boxelders can detect temperature differences of as little as one degree, so it doesn’t take much for them to decide it’s time to move further into a warmer environment.
No, boxelders bugs do not bite or sting people.
Although they live and breed in boxelder and silver maple trees and feed on the leaves, flowers, and seed pods, they do not cause damage. Boxelder bugs in and around houseplants are generally in search of moisture. Rarely will they cause any damage to these plants either.
Not unless there are high populations. Boxelder bugs are primarily a nuisance pest. They only live for a few days and do not infest food or cause property damage, and they do not do not breed indoors. But when a lot of them get into your home, they can be very intrusive and annoying, and their excrement can stain surfaces such as walls, furniture, and drapes.
Once the pests get in, physical removal is best, and really is the only practical way to get rid of them. A few options are:
Never squash a boxelder bug; this can stain the surface on which it is killed.
A residual insecticide can be sprayed on the exterior walls of the home where the bugs are found. This is most effective in the spring or fall when the boxelder bugs are just beginning to emerge (spring) or shelter (fall). The residual will help to deter the bugs from landing, it will not remain effective once cold weather sets in. For do-it-yourselfers, there are retail products labeled for boxelder bug control. Be sure to purchase and use only products that are specifically labeled for this pest, read and follow all label directions, and use safety equipment.
According to the University of Wisconsin Cooperative Extension, a solution of 1/2 cup dish soap to one gallon of water can kill boxelders when sprayed directly on the bugs that congregate on the exterior of your home.
However, this will not have a residual effect but would need to be reapplied every time the bugs gather.
The best prevention is to inspect your home for ways these bugs (and other pests) can be getting in, then build out the bugs by screening or caulking all cracks, crevices, gaps, and openings in your home; repairing any torn or broken door or window screens, and ensuring doors and windows are well-sealed; employing other exclusion techniques to reduce entry points and numbers.
The most permanent control of boxelder bugs is the removal of boxelder and silver maple trees near the home, as these are a source of food and place of breeding for the bugs when they are active during spring and summer, but this is not always practical or possible.