Frequently asked maintenance questions

See Section 20: "REPAIRS, REQUEST FOR REPAIRS, REQUESTS FOR INSPECTIONS" and Section 21: "PROPERTY DAMAGES; RESPONSIBILITY FOR PROPERTY CONDITION" in the Lease Agreement. Metroplex Leasing Company will repair any item that fails due to Normal Wear and Tear. Items that fail due to Normal Wear and Tear does not include damaged items caused by the pre-mature deterioration or breakage of any property item from tenant’s negligence, carelessness, accident, improper care, improper use, abuse of the premises, improper use of the equipment, or chattels by the tenant, by a member of the tenant's household, or by a guest or invitee of the tenant. The rule of thumb is "If you break it or have neglected to properly care for it then you are responsible for fixing it." There is a considerable expense incurred when we have to travel to the property for any reason. If you call of out under false pretense of a repair when it is really damage, a service charge will be billed you. We will not unstop garbage disposals or fix disposal jams if it is jammed due to a foregin object getting into the drain. If you let something down into the disposal that causes a jam, it becomes your responsibility to repair. Jams are very easy to correct and we do provide an instruction aid in the "Notices" section that will attempt to direct you on how to correct it. We will repair-replace a disposal if it is end of life. Never try to unstop a jam by using a screw driver and hammer from the sink side. There is a proper way to unjam a disposal; see the maintenance aid in the Notices section for help on this issue.

Yes... See Section 20: "REPAIRS, REQUEST FOR REPAIRS, REQUESTS FOR INSPECTIONS" and Section 21: "PROPERTY DAMAGES; RESPONSIBILITY FOR PROPERTY CONDITION" in the Lease Agreement. As a tenant who is renting a home, you have repair and maintenance responsiblities that may not be required in an apartment complex. It is important to understand that Normal wear and tear repairs are not be confused with Tenant caused damages. Normal Wear and Tear means deterioration that results from careful intended use of a single family dwelling, which includes breakage or malfunction due to normal life expectant age or deteriorated condition, but the term does not include pre-mature deterioration or breakage that results from tenant’s negligence, carelessness, accident, improper care, improper use, abuse of the premises, improper use of the equipment, or chattels by the tenant, by a member of the tenant's household, enemy, by a guest or invitee of the tenant. Rule of thumb is: “If you break it, you are responsible for repairing it.” As a tenant, you are fully responsible for cost of the damage and is to be reported to us within 7 to 10 days and repaired by an authorized licensed contractor within 30 days at tenant’s expense. Normal Expectant age is defined as an item’s expectant useful life if maintained and cared for under normal conditions. Damages to the property do not become an emergency event for Metroplex Leasing Company. The term 'Damage' applies to any action that causes the pre-mature deterioration or breakage of any property item from tenant’s negligence, carelessness, accident, improper care, improper use, abuse of the premises, improper use of the equipment, or chattels by the tenant, by a member of the tenant's household, or by a guest or invitee of the tenant. Analogy to Better Illustrate Suppose you rented me your personal car and it was clean and in very good condition when I took possession. I used it for 12 to 18 months and then I called requesting you come out to make some repairs to it. You came out and examined the car and found the follow issues: • Large Dent in the front fender. • Broken door window and a cracked windshield • Scratched up paint on the hood. • Broken Rear View Mirror. • Hole in the carpet. • Greasy and dirty Upholstery. • Missing Keys and remote door locking device. Which of these items would you say to me: “Yea, that is expected normal wear and tear item and I will pay to have it Repaired?” The answer is “None of Them!”, you would expect me to pay for all these damages. In addition, your expectation is that each item would be repaired by a qualified individual and it would be returned in the same condition before the damage. For example: The Dent in the front fender must be repaired to the exact same condition it was in before the damage. It can’t be close to the same condition, it must be the same condition. We will repair any item that fails due to ‘Normal Wear and Tear’, but if you damage the property, you are responsible for having it properly repaired at your expense. Damages are easy to differentiate from Normal Wear and Tear. Remember, the monthly Rent Payments that you make do not cover any damage caused to the property, they only allow you the normal use of the property for one month. Damages are not normal events associated with renting another person’s property. We do not have an on-site maintenance guy waiting for a call to come and make damage repairs. Travel to the property is an expense and this expense directly impacts the rental fee each year.

It is important to keep in mind that as a tenant of a home, you have a lease agreement responsibility in keeping the Property (inside and outside), including garage, carport, yards, all interior rooms, bathrooms, and appliances, clean, sanitary and free of pests. It is important to understand that paying a rental fee does not give anyone license to neglect the care of or to damage the property. You have the responsibility to be diligent in the care of the property and be proactive in preventing any property damages at all times. If something comes loose, tighten it up. If you see minor issues, correct them. It is important to understand that paying rent does not relieve you of responsibility to be diligent in the daily care of the property because rent payments do not cover the cost of property damage or abuse. As a tenant of a home, you understand that all occupants are to use and exhibit reasonable daily diligence in the care and up keep of the Property and at Tenant’s expense shall be responsible for, at a minimum, all costs associated with these classified responsibilities: • Ensure that you report any unsafe or hazardous condition to us immediately by phoning 214-385-0636. • Ensure that the Air Conditioning Air filter is changed every 90 days. If you don’t know, ask us. • Ensure that the Smoke alarm is tested regularly; the battery is changed yearly and is in good working order. • Ensure that the A/C thermostat battery is changed yearly and is in good working order. • Ensure that the yard is mowed, water, maintained and in compliance with all City or HOA ordinances. We mow twice a month but if you want more frequent mowing, you will have to do it yourself. • Ensure that there is no trash or junk items on the property and in compliance with all City or HOA ordinances. • Ensure that the entire property is kept clean, free of leaking or standing water and sanitary; inside and outside. • Do not stack trash bags or debris on the Grass; it will kill it. • Ensure that all utilities are kept turned on, are in safe operational condition and not interrupted for lack of payment • Ensure that there are no harsh, hazardous or ignitable liquids in or around property which could lead to fire. • Ensure that the property is well maintained and follow the Repair Request Procedures fully and completely. • Ensure that you vacuum and care for the carpets and wood flooring by cleaning regularly. • Ensure that you keep the electric cook tops and ovens clean of grease and replace Grease Drip Pans on Cook Tops. • Ensure that you keep the property inside and outside in compliance with all City or HOA ordinances. • Ensure that you Eliminate and prevent any condition dangerous to health and safety caused by Tenant or tenant’s guests. • Ensure that you are diligent in ensuring your own safety from acts of God or any weather related condition such as ice, wind, hail, fire, falling trees, tree limbs, lightening, and storms of all kinds. • Ensure Wood Floor Care; keep all water or liquids off the floor; clean using a damp cloth, do not use harsh chemicals; do not drag heavy items or metal items across the floor. • Ensure proper Pest control for any pests brought to premises by tenant, tenant’s family or guests. • Do not do anything that causes plumbing stoppages where the damages or stoppages are caused by any foreign or improper objects (such as kids toys, feminine products, paper towels, newspaper, magazine pages, grease, hard objects) introduced to the sewer line or drain line by the tenant, tenant’s family. Do not use a screw driver and hammer to un-jam a garbage disposal jam. • Do not allow grease to accumulated and become baked on cook tops, stoves and oven surfaces. • No grease is to be poured down the sink, toilets or any house drain. No foreign objects flushed down the toilet, only human waste and reasonable amount of toilet paper; nothing else. No hard or foreign objects down the garbage disposal. No dishes with food or foreign objects on them are to be placed in the dishwasher. All dishes are to be cleared and rinsed off prior to placement in the dishwasher. • Do not paint or modify any portion of the property without Metroplex Leasing Company’s written permission. • Do not remove any item from the property; i.e. doors, ceiling fans, lights, door knobs. Door locks etc… • Do not repair or have a third party repair any property damage without Metroplex Leasing Company’s knowledge and written permission. • Do not jerk down on ceiling fan switch cords, this will break the cord or damage the switches. • Do not turn water faucet handles using force. All faucets will shut off with a gentle twist. Stop applying force when the knob will no longer turn; otherwise, you may break or strip out the knob/handle. • Do Not park any vehicles on the lawn, they are to be in designated parking places for your side of the property.

All two bedroom units have the return air located in the hallway either in the ceiling or in the lower wall. The filter door can be loosened and dropped down exposing the filter which can be removed and replaced. Three bedroom units have the filter in the attic. The filter rack is located at the rear of the air handler that is located to your right or left as you ascend the attic stairs. Access to the filter is by removing the 1 " wide cover with the black knob. Once this 1" cover is removed, the filter can be slid out and a new one put in its place. There are arrow locators to assist in locating the filter location.

Immediately turn the water leading to the leaking line off and then call us at 214-385-0636. All water supply lines have a shut-off value downstream. If nothing is available place a drip bucket to catch the water or if it is real bad, turn the water to the house off. Call us at 214-385-0636 and we can instruct you on how to proceed.

Before you call us, here are two things to check: 1. Be sure that the Thermostat Battery is not bad. If you look at the thermostat and can not see the digital display then the battery is dead and will not turn on the A/C. See the Notice "Thermostat Maintenance" for directions on chaning the battery. A short two-minute video can be watched that will help you change the battery. It is located at: https://www.youtube.com/watch?v=diVgCEQacpc. 2. Be sure the Thermostat is operational and in the On poistion. The indoor fan should be running and also the outside unit should be running. If either is not running, check the breaker box for a "Tripped" breaker. If necessary rest the breaker. If neither of these are the problem, call us at 214-385-0636.

Please review the Notice "Not Down the Garbage Disposal" to ensure that you do not clog the disposal or the line leading from the kitchen sink by trying to pass material down and out the disposal. Once a year, pour a 1/2 bottle of Commerical strength Drano down the bathroom sinks and down the bathtub drain and let sit overnight. Hair collects in the J-Traps of the Tub and bathroom sink drains from continued use and if not periodically cleared, will result in a complete stoppage. Using the commercial stregth Drano (purchased at Home Depot) will clear out most hair related clogs. It is important that the drain not be used for 8 hours after pour the Drano down it; this gives the chemical time to break down the clog. Toilet clogs are the responsibility of the tenant. A plunger will clear most all toilet stoppages unless a mainline is backed up. For all main line stoppages, call us at 214-385-0636. Do not Email us.

The following shall be deemed as part of and, to the extent in conflict, supersede provisions contained in the attached Lease. SMOKE ALARM By execution of this Smoke Alarm Addendum, you acknowledge that as of this date, your unit is equipped with one or more smoke alarms; that you have inspected the smoke alarm(s); and that you find it/them to be in good working order. The Property contains one (1) smoke detector in each bedroom or one in the hall that provides access to bedrooms, not the study or any other room designated. Tenant shall not remove or replace any smoke detector without Landlord’s written permission. Tenant shall regularly test the smoke detector(s). If Tenant finds any smoke detector is not functioning, Tenant shall immediately notify Landlord in writing. Landlord shall repair or replace the smoke detector(s) which are not functioning within a reasonable time after receipt of written notification from Tenant. Tenant shall replace all batteries in the smoke detector(s) at any time the batteries no longer function. REPAIR You agree that it is your duty to regularly test the smoke alarm(s) and agree to notify Landlord immediately in writing of any problem, defect, malfunction or failure of the smoke alarm(s). Within seven (7) days of actual receipt of such written notification by Landlord, Landlord shall use its best efforts to repair or replace the smoke alarm(s), assuming the availability of labor and materials. You agree that the Landlord has no duty to inspect or repair the smoke alarm if damage or a malfunction is caused by you, your family, or your guests or invitees unless you pay in advance the reasonable repair or replacement cost, including labor, materials, taxes and overhead. MAINTENANCE You agree to replace at your expense the smoke alarm(s) battery, if any, at any time the existing battery wears out and becomes unserviceable. The smoke alarm is an electrical device and as such is dependent on Resident maintaining electrical service pursuant to Paragraph 5 of the Apartment Lease Contract. YOU MUST NOT DISCONNECT OR INTENTIONALLY DAMAGE A SMOKE ALARM OR REMOVE THE BATTERY OF A SMOKE ALARM WITHOUT IMMEDIATELY REPLACING IT WITH A WORKING BATTERY. REPLACEMENT You agree to reimburse Landlord, upon request, for the cost of a new smoke alarm and the installation thereof in the event the existing smoke alarm(s) becomes damaged by you or your guests or invitees. You acknowledge and agree that Landlord has supplied the Unit with one or more smoke alarms, but that Landlord is not the operator, manufacturer, distributor, retailer or supplier of the smoke alarm(s); that You assume full and complete responsibility for all risk and hazards attributable to, connected with or in any way related to the operation, malfunction or failure of the smoke alarm(s), regardless of whether such malfunction or failure is attributable to, connected with, or in any way related to the use, operation, manufacture, distribution, repair, servicing, installation of said smoke alarm(s), or loss of electrical power. DISCLAIMER You acknowledge and agree that no representation, warranties, undertakings or promises, whether oral or implied, or otherwise, have been made by Landlord, its agents or employees to You regarding said smoke alarm(s), or the alleged performance of the same; Landlord neither makes nor adopts any warranty of any nature regarding said smoke alarm(s) and expressly disclaims all warranties of fitness for a particular purpose, of habitability, or any and all other express or implied warranties except as provided by statute. Landlord shall not be liable for damages or losses to person or property caused by (1) Your failure to regularly test the smoke alarm(s); (2) Your failure to notify Landlord of any problem, defect, malfunction or failure of the smoke alarm(s); (3) Your failure to maintain electrical service; (4) Theft of the smoke alarm(s) or its serviceable battery; and/or (5) False alarms produced by the smoke alarm(s). ENTIRE AGREEMENT The parties acknowledge that this written Addendum and the Lease is the entire agreement of the parties relative to the smoke alarm(s) in the above referenced apartment. Any agreement that in any way varies the terms of this Addendum shall be unenforceable and completely void unless such agreement is in writing and signed by both parties. In the event any part of this Smoke Alarm Addendum shall be rendered unenforceable, such action shall not render the balance of the Smoke Alarm Addendum invalid. TERM The term of this Addendum shall be the same term as the Lease or any renewal or extension of the Lease. I HAVE READ AND UNDERSTAND THIS SMOKE ALARM ADDENDUM AND REALIZE IT PLACES A DUTY UPON THE RESIDENT TO REGULARLY TEST THE SMOKE ALARM(S) AND TO REPORT ALL MALFUNCTIONS TO LANDLORD IN WRITING.

First! Nothing Safe down the disposal without a lot of running water going down with it! Do not send material down and out of the disposal without running water! ​The Following Items DO Not Go Down the Disposal under any circumstance! Grease or oil. Just because it is out of sight does not mean the garbage disposal “disposed” of it. Usually, it solidifies and begins to build up in your drain pipes causing blockages. Not good!!! Vegetable peels. You might get away with it from time to time, but eventually this one will catch up with you–and leave you a soupy back-filled mess in your sink. Garbage disposals do not grind up peels–they’ll spit them up like an unhappy infant leaving the disposal stopped up or jammed! Egg shells. Believe or not, the membrane on the inside of the egg can wrap around the blades and wreak havoc causing jams. Better just to compost them. Coffee Grounds. These seem like they go down fine, but over time, the little grounds build up like sediment in the pipes, causing all sorts of serious plumbing trouble. Pits or seeds. Think: peach pits, avocado pits, cherries, etc. I am sure this one goes without mentioning, but it will basically rattle around in there like a pinball of destruction. Bones, Meat Chunks or any Hard or Semi-Hard Objects. DUH!!!! Anything in bulk. Feed your disposal small meals with running water, let it grind it up while water is running, then add more. Garbage. Think: cigarette butts or paper. It is not really designed for those sorts of things and will cause the disposal to jam. Rice and pasta. Basically, every time you turn the water on, the pasta and rice will continue to expand–even after your supposedly ground it up. Chicken Skin or Chicken Fat or Meat Trimmings! DUH!!! This will cost you big in plumbing repairs! Stringy veggies. Think: celery, corn husks, or even some types of lettuce. The stringy parts can wrap around the blades, causing resistance on the blades and stop up the drains.

You are responsible for and garbage disposal jam or stoppage. Garbage Disposals jam and or stop up because a foregin object has been placed down the drain. The disposal will first hum, then it will trip the internal breaker that then prevents it from operating. How to fix a humming Disposal: One of the most common garbage disposal issues encountered is when the switch is flipped, and the disposal simply begins making a humming sound. The good news is that this is an easy fix. In fact, in most cases it only takes a matter of seconds to rectify the issue. The best part about this common issue is that in most instances anyone can fix the problem regardless of their skill-set. Keep in mind that when the disposal is humming this means that it is getting power but is not functioning properly. This is generally due to a jam. In almost all cases if your garbage disposal is humming it is because a foreign object is stuck in the disposal. If an item has been jammed in the blades of the disposal they will be unable to rotate. If this is the case, simply unplug the disposal under the sink then survey the drain hole. If you discover that an object is stuck in the blades of the disposal obtain a ¼ inch Allen wrench; they can be purchased at a Home Depot or Lowes. There is a breaker socket located on the bottom of most disposal brands; place the Allen wrench in the breaker socket and turn it back and forth. It may take a bit of work, but this will almost always clear the jam and unlock the source of the problem. Just be certain that the disposal is not turned on when doing this. Typically, you will have to reset the Red Breaker Switch. You reset the breaker by pushing the Red reset button located on the bottom of disposal. If the button has "tripped" push it and it could rectify the issue immediately. If none of the above methods have worked when it comes to fixing the humming of a garbage disposal, then chances are that the disposal is no longer operational and has reached the end of its life or it is rusted jammed; report this issue to us. Always remember to make sure the disposal is not plugged in when attempting any of these quick fixes. Additionally, avoid placing your hands directly near the blades in the disposal. It is better to use a tool to wedge out items or to check the blades for blockage.

An emergency repair is somthing that like the following. Call us at 214-385-0636: 1. A Water Heater is not working or is leaking water. 2. All the sewer drain lines are backed up. Just one line backup is not an emergency call. 3. Any major water leak. 4. Heater is out on a very cold day. 5. A/C is out on a very hot day. 6. Any electrical issue that is not related to the Electrical Utility Service Provider. If it is not one of these events, it is not an emergency. Your call will be taken during normal business hours Monday through Friday 09:00 am to 05:00 PM. For personal emergencies like Domestic Violence, break-ins etc... Call 911. For Fire call 911.

Turn the supply water value to off, call us at 214-385-0636. Mop up excess water off wood floors or use towels to spoonge up excess water.