Fire/Safety

Smoke and Carbon Monoxide Detectors “chirp” or don’t work when tested

  • Replace Batteries and Test – REPORT TO SRS IMMEDIATELY IF NOT RESOLVED

Plumbing System Concerns

NO WATER – Please see Emergency Procedures

Possible Frozen Pipes?

  • If outside temperatures are below freezing, and water is not coming from a specific faucet or spigot, you may have a frozen pipe.  (How do I thaw a frozen pipe?  See Here ) Please follow the guidelines, then contact Rental Housing Maintenance Services at 503.678.2136,identifing yourself as a resident of a property managed by Specialized Realty Services.

No hot water from electric water heater

  • Check and reset circuit breaker – (If no resolution, complete service request.  This request will be given a high priority status.)

No hot water from gas water heater

  • Check pilot light. If lit, press reset button. If not lit, contact Northwest Natural Gas at 800.422.4012 for assistance. – (If no resolution, complete service request.  This request will be given a high priority status.)

Hot water recovery is low

Toilet runs constantly, or makes dripping or gurgling noise – (Failure to report running or leaking toilets may result in fees to the resident due to excessive water usage.)

Toilet backing up or overflowing – (Residents are responsible for service calls for clogged toilets if no malfunction is found.  Contact Rental Housing Maintenance Services at 503.679.2136 on an emergency basis ONLY in the event you are unable to clear a clog in a one bathroom home.)

  • Turn angle stop at base of toilet to “off” position and plunge.
  • Mop up excess water IMMEDIATELY.
  • Call JC Carpet Cleaning at 503.655.3235 if additional extraction is necessary to avoid water damage.

Hose sprayer in kitchen sink drips or has low pressure

  • Clean sprayer by removing sprayer head (be sure to weigh down self-retracting hose so you don’t “lose” it!) and soaking in a warmed mixture of 8oz vinegar and 4oz water for 30 minutes. Look for leaks and ensure connections are screwed in tight, water pressure can cause things to loosen over time, causing a slow drip.

Slow draining sink or bathtub

  • Remove blockage such as grease or hair in drain with store bought plastic “zip-it drain tool” : https://www.amazon.com/Vastar-Drain-Snake-Remover-Cleaning/dp/B01DP87IF8/ref=sr_1_4?s=home-garden&ie=UTF8&qid=1544492805&sr=1-4&keywords=drain+snake+3+pack

Water flow from single faucet is reduced

  • Aerator at tip of faucet is clogged, unscrew aerator and rinse

Water leaking from under sink or any other area

Garbage Disposal Clogged – (Residents are responsible for service calls for clogged garbage disposals if no mechanical malfunction is found.)

  • Turn garbage disposal OFF, UNPLUG UNIT (underneath) and remove excess food items or foreign objects.
  • Then use disposal wrench on bottom of disposal. – (Disposal Wrenches can be found at any local hardware store.)
  • Garbage Disposal Repair and Troubleshooting

Garbage disposal “hums” and will not operate – (Residents are responsible for service calls for garbage disposals if no mechanical malfunction is found.)

  • Press reset button on bottom of disposal. If still jammed, disposal wrench on bottom of disposal. – (Disposal Wrenches can be found at any local hardware store.)

Dishwasher won’t drain

  • Clean food or foreign objects out of the bottom of dishwasher.

Electrical Concerns

NO ELECTRICITY – Please see Emergency Procedures

No power to outlets, switches or a general area

  • Check if outlet works with a light switch.
  • Check if outlet works with a different corded object.
  • Check ALL GFI receptacles (in kitchens and baths), and push reset button.
  • Check Breaker Panel or fuse box. Reset breaker by flipping each breaker hard to the OFF position, then hard to the ON position. For detailed instructions see: https://www.wikihow.com/Reset-a-Breaker

Heat or Air Conditioning Not Working

  • Check Thermostat, make sure is is properly set on “cool” or “heat”
  • Check filter for the need to be cleaned or replaced – (Residents are responsible for cleaning or replacing filters every 1 to 3 months)
  • Check to see if gas pilot light is lit (gas furnace). Is so, press reset button. If not, contact Northwest Natural Gas at 800.422.4012 for assistance.
  • Check to see if the breaker is tripped (electric furnace).
  • Check to make sure all furnace doors/covers are on correctly.
  • Check outside unit, clear any obstructions by debris, bushes, leaves, etc.

Reduced air flow or excessive dust on vents and registers

  • Clean or Replace Air Filter  – (Residents are responsible for cleaning or replacing filters every 1 to 3 months)

Burning smell when heat is first turned on for the season

  • Normal, happens upon first use of the year due to dust accumulation.

Inside air handler is leaking water

Inside or outside coil is frozen

  • Raise thermostat to 90 to thaw, clean or replace filter

Appliance Concerns

  • If the appliance is plugged into a wall switched electrical outlet, make sure the switch is ON
  • Check and reset all your GFCI circuits (in kitchen and bath)
  • Check the circuit breaker on the panel box controlling the outlet. Remember, it is not always OBVIOUS if the breaker has flipped. Check carefully.
  • Some appliances come with their own separate fuses or circuit breakers. Review the manufacturer’s service manual, the check for proper setting.
  • Dryer not Drying – Check the dryer vent for obstructions. Accumulated lint should be removed by disconnecting and then vacuuming the dryer vent

Many manufacturers offer websites to download manuals and help troubleshoot your appliance:

Door, Window and Lock Concerns

Condensation on inside surface of window

  • Wipe down condensation, reduce humidity with exhaust fans and dehumidifier.

Window binds or is difficult to open

  • Check for debris or foreign objects in window track

Blinds wont lower

  • First ensure lift cords are not tangled. Bring lift cords level with the headrail and gently pull. If this does not get the blinds to lower, take the blinds out of the holder and locate the cord lock mechanism (it’ll be holding the lift cords). You should see a small pin or plastic piece, using a flat head screwdriver and paying attention to avoid the cords, gently push the pin to disengage the cords.

Window will not lock properly 1st level window? – Please see Emergency Procedures