More of the Townside Resident Handbook
WATER SHUT-OFF AND WATER LEAKS- A major water leak can be very damaging to your rental unit, to your personal property and to that of your neighbors. You need to know where the water shut-off valve is for your property and how to use it in the case of a serious water leak. In a house or townhouse with a basement, it usually will be in the basement area close to where the water line comes into the house or close to the water heater, which usually will be in the basement area. In a house or townhouse with no basement, or in an apartment or condominium flat, the cut-off valve will usually be near the water heater. Close the valve by turning it clockwise. You may have to use considerable force to break it loose at first. In case of a major leak that you can not control at the source, shut off this main control valve. This action will stop the water flow into the unit immediately, and the sound of rushing water should cease. Take this action before calling for emergency assistance, since every moment counts in limiting water damage.
This is the only way to stop a leak from a broken pipe in the wall. If the leak is from a faucet, toilet, washing machine, etc., you later can try to isolate the leak, such as at a cut-off under the sink, a toilet supply line valve, the water supply line to the washer, etc. If this is possible, try turning on the main control valve. If you hear the sound of rushing water again, the leak is still active, and you should turn off the valve and leave it off until assistance arrives.
If the water is coming into your residence from another dwelling, e.g., through a ceiling vent or light fixture from above or under the wall from an adjacent unit, go there immediately and have them stop whatever it is they are doing that is using water. This usually will be a dishwasher, washing machine, or overflowing toilet, but it could be more serious. Have them follow the above procedure to stop the water and isolate the problem. Then call for assistance.
Remember that the first action and your responsibility must be to stop the flow of water to limit the damage. Then call for help. Use whatever means necessary to minimize the damage with regard to using a bucket, mop, towels, etc. If there has been a serious leak, it may take several hours for the water to run from the walls and ceiling, the carpet will require wet vaccuming and stained walls and ceilings will need to be touched up. When you call for assistance, it is important to inform us about the seriousness of the damage so that appropriate preventive measures can be taken and repairs can be scheduled.
Know how to shut off your icemaker as well as the water to your ice maker (if there is a valve); this appliance can cause serious damage when there is a malfunction. If you will be out of town, shut your icemaker off. Slow leaks, which can go undetected for weeks, can be damaging over time. These could be drips under a sink or under a tub, a bad wax ring at the base of a toilet or a leaking water supply line to an ice maker, etc.
Slow leaks from above will usually show up as wet stains on the ceiling below. While not an emergency in most cases, call in all such problems so that they can be repaired. Negligence in reporting leaks in a timely fashion is considered cause for tenant charges for damages. You will not be reimbursed for higher water bills.
LOCKS - Some properties have deadbolt locks, and some do not. If you wish to change or install any additional locks, you must first have permission of the owner. You are responsible for the cost and by law are required to provide the Realtor with copies of the keys. Interior, keyed locks are not permitted as this prevents entry into bedrooms during emergencies, inspections, and showings. If interior locks are installed, we will have them removed, brought back to the original condition, and charge the repair to you.
MILDEW - Mildew is a white, gray, or black coating formed by fungi. It is a result of too much moisture and not enough ventilation. Spores of molds, always present in the air, are the cause of mildew. They flourish on any substance that can provide the simple nutrients they require. They grow in bathrooms, kitchens, masonry walls, metal window casings, leather, wood, paper, and sometimes clothes. Mildew build up is not normal wear and tear. To prevent mildew, keep your home clean, well ventilated, and dry. Grease and soil provide food for developing molds.
Efflorescence is not mold. It is white, either powder or crystal, residue usually found on cinderblock walls. It is water soluble salts and is harmless. In humid weather ventilate your house when the air outside is drier than the air inside. Cool air holds less moisture than warm air. Air conditioners and electric dehumidifiers remove moisture from the air. Chemical moisture absorbers are also available from department stores or building supply dealers. You are responsible for owning and running a dehumidifier where it is needed. Some leases have Addendum E regarding dehumidifiers; please refer to it (if applicable) for further information.
If you have a ventilation fan in your bathroom, please use it consistently. Please do not disconnect it, even if it comes on every time you cut on the bath light, such as at Hunter’s Ridge. This will help control mold in the bathroom. Since mildew consists of living mold spores, it must be cleaned on a regular basis with a bleach solution or a special over-the-counter product specifically for such or the spores will only multiply causing permanent damage. Remember, any product used will contain bleach so be careful of carpets, clothing, and furniture.
PLUMBING FIXTURES - Many of the maintenance calls for plumbing fixtures are tenant charges. Bathtub clogs from dropped shampoo caps and excessive hair from not using drain strainers would be examples. If your drain is slow, try regular drain cleaner first before calling for service and plunge it. Commodes are often clogged from the disposal of sanitary products, paper towels, grease, cotton balls, Q-tips, or other items which fall off the back of the tank or sink into the toilet bowl. BEFORE CALLING FOR SERVICE, ALWAYS TRY PLUNGING YOUR COMMODE, TUB, OR SINK. Regardless of what the box says, do not flush tampons or sanitary napkins. Do not use bleach tablets in your commode as they will corrode the flapper. Occasionally, a lessee complains of a water leak in the bathroom which is a direct result of taking showers without the proper use of a shower curtain. To prevent water leakage onto the floor and wall, the shower curtain should be closed all the way, and the tub wall should be moistened so that the curtain will seal against it at the shower end of the tub. Unnecessary wall or floor damage as a result of this will be a lessee charge. You will not be reimbursed for higher water bills.
RANGE - Your range is on a separate circuit breaker. If the range stops working, try your breaker first. Use of the bottom drawer can occasionally work the plug loose from the socket; please check this first also. It is possible for individual elements to burn out either on the range top or in the oven. If you are unsure of how to operate any function, please contact our office (most ovens require both the function selector and the temperature knob to be set to insure proper operation). You are responsible for the replacement of drip pans, the range hood light bulb, the oven light bulb, and the range hood filter. If you have a self-cleaning oven, do not use oven cleaner in it. Do not use oven cleaner on the drip pans, range top, or range hood. Do not use any abrasive cleaners on the enamel surfaces or control panels. To operate the clean cycle, most ovens have several knobs to set and the oven door must be in the locked position. Do not run your oven through the clean cycle with the oven racks or the drip pans inside. Always remove burnt-on spills from your oven before running the clean cycle. You will need to wash the oven with warm water after the clean cycle to remove the residual ash deposits. At the conclusion of a cleaning cycle, the door cannot be opened until the oven has sufficiently cooled down. If you try to force the door open, you will incur damage which will be charged back to you.
REFRIGERATOR - If your refrigerator shuts off, check your circuit breaker. Warm, soapy water can be used to wash the inside. Do not use any abrasive cleaners, which will scratch the finish in the liner. Do not use any strong cleaning solutions, as these can leave a smell, which can get into the taste of your food and ice.
If your refrigerator stops cooling after hours, we will attempt repair. It is possible, however, that a new refrigerator will have to be ordered, and it cannot be done until the next business day. You need to make alternative arrangements for your food, as you will not be reimbursed for loss of food.
An open box of baking soda works well to keep the inside fresh. Please clean the inside on a regular basis to avoid hard to remove stains and spills. Also remove spoiled food promptly. Do not have your power disconnected with food in the refrigerator. The food will spoil, and it is possible to do irreparable damage to the liner, which requires refrigerator replacement at your expense.
If you have an icemaker, shut it off when you are out of town. If the icemaker starts leaking, shut off the water to minimize damage to you or your neighbors. Upon move out, you should cut your refrigerator off, unscrew the light bulb, and prop the doors open. If you cut a refrigerator off and leave the doors shut, the unit will mold. Turning off the refrigerator does not turn off the light. The front bottom grill should be removed quarterly and cleaned as well as the drip pan; the coils should be carefully vacuumed with the crevice tool attachment.
Do not force items into the shelves on the either the refrigerator or freezer door. You will damage the shelf braces and sometimes even the liner. This is very costly and may even require the purchase of a new refrigerator as a tenant charge. Do not overload any of the door shelves with heavy bottles as this can cause permanent damage to the door frame and cause the doors not to shut tightly. It can also put too much strain on the door gasket. Placing full cartons of drinks on some shelves can break them requiring replacement; this is especially true of the plastic bottom shelf that goes over the vegetable bins.
If you do not have a frost-free refrigerator, do not use any sharp instrument to break the ice loose. This can puncture the freezer compartment and require a new refrigerator at your expense. Always use a container to catch the melting ice; otherwise you may flood your downstairs neighbor. Do not cut the refrigerator off and leave it to defrost on its own. There will be water damages.
SCREENS - You are responsible for window and patio screens with regard to the actual screen and the frame. If you have incurred damage, you may contact our office for assistance. Prior to move out if your screens are torn, it may be cheaper for you to take the screen to a glass/screen company and have it rescreened yourself, as this can save you the labor charge and overhead charge from an independent contractor. Just make sure you use the same quality and color as the original product. In most of the vertical slider models, especially at University Place and University Terrace, it is necessary to remove the slider from the track before removing the screen; otherwise, you will permanently bend the frame of the screen.
FIRE ALARMS IN BUILDINGS - Some multi-family buildings have fire alarms in the common hallways. When these alarms sound, please calmly evacuate the building immediately, notify the fire department, and contact Townside's emergency maintenance pager. Please do not set these alarms off as a practical joke. They will not shut off automatically; keys are required to access the system. Someone from Townside, the Association, or the Fire Department must come and manually turn it off. You will be assessed a fine if this happens; but more importantly, you will put your life and the lives of your neighbors in jeopardy if no one can trust that the alarm system truly means an emergency and immediate evacuation.
SMOKE DETECTORS - There are two types of smoke detectors; one is wired in to the electrical system and the other is battery operated. Most properties have battery-operated units. You are responsible for testing your unit and replacing the battery at regular intervals. This is an important procedure. Often during an electrical storm, a steamy shower, or during cooking, a smoke detector will sound off and someone will temporarily disconnect the battery as an immediate silencing measure. Please do not forget to reconnect it as soon as possible. The same thing is true for an electrical unit when a circuit breaker is turned off to silence the alarm; be sure to turn it back on. Do not leave candles unattended; excessive wall blackening is a security deposit charge.
SNOW REMOVAL- If you lease a single family home, you are responsible for all snow removal. If you live in a townhome or condominium development, your snow removal is probably handled by the Association; however, in some townhome communities, you may be responsible for shoveling the front porch, steps, patio, and/or walkway to the front steps. You may contact our office if you have questions or complaints. Keep in mind that when there is a snow, the contractors have many developments to service. We appreciate your patience with regard to the cleaning of parking lots and sidewalks.
TELEPHONE/ETHERNET SERVICE - You are responsible for contacting the phone company for telephone service. You are also responsible for any additional wiring required for more than one phone line or for computer hookups. You are responsible to pay for any modular jacks which are not already in place. If any additional wiring is required on the inside or outside, it will require permission of the owner and/or the homeowners association. If phone service cannot be obtained because of outside wiring, it is the responsibility of the phone company; but if there is a problem with the wiring in the inside of the unit, we will send an electrician to diagnose the malfunction. Do not allow the phone company to make repairs to the inside wiring; the owner will not be responsible for the cost. Please trouble shoot your problem first to make sure your phone set is not the cause. Take it to a friend's house and test it. This will save time and possible charges back to you.
Please make sure Townside has your home and work phone numbers. In emergencies, it is necessary for us to contact you immediately. Your failure to provide us with contact information automatically waives your right to notice when access is necessary.
Ethernet service is provided at some of our communities. You are responsible for all fees. There is one company that provides the service and it markets its services and fees directly to you. If you have any questions about your particular community, contact our office. For maintenance problems or complaints, contact your service provider and not Townside. Your name and address will be provided to the provider. The information will not be disclosed to any other party and will be used only to assist them in providing telecommunication services. Other high speed internet access is available through your cable company (cable modem) or your telephone company (DSL) for non-ethernet-served properties, including detached houses.
WASHER/DRYER - If a washer/dryer is provided in your unit, we will handle the maintenance; we will not service your personal machines. Some residences have compact stacked units while others have full size. If either machine fails to come on, first check your circuit breaker box.
When using the washer, do not overload the machine as your clothes will not get clean nor will they be rinsed properly, and clothes may become wedged behind the wash tub. Do not run unbalanced loads as this will cause the machine to vibrate in the spin cycle. Do not use more than the recommended amount of detergent as this will cause an overflow. Pay particular attention to washer hoses and connections to make sure you do not have any leaks. If you have a leak, please cut the water valves off before calling for service. Be very careful when using bleach around carpeted areas.
When using the dryer, do not overload the machine as your clothes will wrinkle, not dry properly, and possibly become entangled; there is also the possibility of fire. Make sure you clean your filter after each use; a fire caused by lint buildup could be your responsibility. Occasionally vacuuming the housing on a stacked washer/dryer can prevent lint build up inside of the machine. Your dryer hose should be connected to the outside vent or to an interior lint container. If an interior lint container is used, make sure you put water in the container to trap the lint when the dryer is running. If you are using an outside vent system, make sure the flexible hose is attached properly to the back of the dryer and the other end is properly attached to the outside vent entry. Occasionally, a machine will move too close to the wall and impair the air flow in the vent; you simply need to pull the machine away from the wall. Please check this before calling for service.
Dryer lint filters must be emptied after each use for the best performance and to avoid damage to the machine. Dryer sheets can cause filters to clog over time. The buildup can be removed with a brush and liquid dish detergent. Rinse and dry well.
If your machines are located in a small utility closet, it is better to leave the closet doors open when the machines are running. DO NOT TURN THE MACHINES ON AND LEAVE THE PREMISES.If you are unsure concerning operating procedures, please contact our office.
WATER - If the water is not included in your rent, you must contact the utility company for water hookup. You are responsible for leaving the water on from the commencement date of your lease through your lease expiration date. During cold months you should leave your heat on 55-60 degrees to prevent pipes from freezing and breaking especially when you go out of town. If you experience any water leak, your first responsibility is to do everything possible to minimize damage to the residence.
WATER PIPES - During the winter it is possible that water pipes may freeze. If this happens, turn your heat higher and open up sink cabinet doors so that the heat can better reach the pipes. You may use a hand-held hair dryer to heat the pipes also, but do not attempt to use any kind of open flame. NEVER TURN YOUR HEAT OFF WHEN YOU GO OUT OF TOWN--EVEN FOR A WEEKEND. It will also help if you leave your sink cabinet doors open before you leave just in case the outside temperature drops significantly while you are away. Make sure that all outside vents, crawlspace accesses and doors are closed to prevent frozen pipes. This is also true for utility doors off patios/balconies (ex. University Place and University Terrace). These should be kept closed during cold weather. You will charged for any damages that occur due to your negligence.
EXTERIOR GARDEN HOSE CONNECTION - During cold weather, disconnect any garden hoses from your outside water faucet. A hose left on in freezing weather may rupture the line and cause major damage. It may not be detected until Spring when the water is turned on; it will flood the premises thus necessitating a tenant charge for the repair as well as the damage to all units. If equipped, you also need to cut off the inside cutoff valve, open the outside spigot, drain all of the water out, and leave the outside spigot open to keep the pipe dry all during the cold months. There is also a vinyl cap of insulating foam that can be purchased at a hardware store, which slips over the outdoor fixture and protects it from subfreezing temperatures.
WINDOWS - You are responsible for window cleaning and breakage. Storm windows are not provided on all of our properties. You may have storms on some windows but not all of them. Missing or broken storm windows will not be replaced unless it was specified in your lease. If you have any questions, please call our office. No signs, symbols, or emblems can be attached to or affixed to the property at any time. You may not remove any real estate signs or notices placed there by the Lessor/REALTOR.
YARD MAINTENANCE - If you rent a single family home, you are responsible for all yard maintenance unless it is otherwise stated in your lease. This includes but is not limited to mowing, trimming, weeding, pruning, leaf removal, and the daily removal of trash/debris from the property. If you live in a townhome or condo, you may be responsible for either or both of the flower/mulch beds in front of and in the rear of your unit. Usually, you are responsible for any fenced area around the patio. Sidewalks and common areas should be kept free from debris and personal belongings which could become a hazard.
It is important that shrubs be pruned regularly to prevent overgrowth. Weeding is required around the perimeter of the yard, the shrubs, trees, etc. You are required to pull weeds out of the mulch beds and wherever else it is needed.
In the fall, be sure to rake your leaves promptly as they can cause permanent damage to the grass underneath. Watch the local newspaper for leaf pickup in your area. Whenever the proper yard maintenance is not being completed, we may contact a lawn maintenance company to complete the work and bill it back to your account.
DOORS- You are responsible for any damage done to doors as a result of forced entry or abuse beyond normal wear and tear. Please note that if you have a storm door and wind damage is done because you did not have the door properly secured, any repair work will be a your expense.
OLDER RESIDENCES- The Lessor has attempted to provide you with a residence in good condition; because of the age of some residences, there may be some cosmetic or functional aspects of the dwelling that must be accepted in “as is” condition.
BASEMENT RESIDENCES- Any basement dwelling/basement area will have some excessive moisture/humidity. It is helpful and advisable to use a dehumidifier. You have been advised of the nature of your dwelling unit prior to leasing and/or you have a Lease Addendum E. Lessees who are highly sensitive to allergies sometimes experience increased symptoms in such environments, therefore, are encouraged not to rent such properties. To minimize any moisture/water problems, you are responsible to operate and maintain dehumidifiers and routinely clean the exterior stairway/patio drains, e. g., leaves.
STANDARD VACATING CHECKLIST- You received a STANDARD VACATING CHECKLIST with your Lease, again with your renewal application, and again in the spring prior to most lease expiration dates. It outlines your responsibilities at move out and is also made a part of the lease in Lease Addendum A. This checklist, if needed at any time during your lease term, is available in our office.
