Maintenance Request Form

Common Maintenance Form Questions

Maintenance Charges

---

Resident Improvements

Residents are not permitted to modify the rental premises. This includes painting, wall papering, or covering of any surfaces, installation of any shelving or cabinetry, changing floor coverings, drilling in any cabinet or door, modifying the landscape, etc.

In the event a modification is made, resident will be charged to return the property to the original condition.


Landscaping/Shrubs/Trees/Irrigation

You are required to maintain the lawn and landscape including weeding, irrigation, cleanup (leaves, etc.), and ice safety.

LANDSCAPING. Front yard mowing and edging is provided on all properties. Service is provided on Thursday or Friday during the summer (depending on the community). Backyard mowing and edging is the responsibility of the resident. Back yards are to be maintenance on same frequency as the front yards so as to avoid turf damage. St. Christopher residents may receive complimentary maintenance to the back yard if: a) the gates are open, b) there are no obstructions in the yard, c) no pets are present, and d) the grass is not taller than 10 days growth.

SHRUBS. Front yard shrub trimming is provided on all properties. Service is provided 8 times a year. Back yard and atrium shrubs and the beds on the entire property are the responsibility of the resident. Shrubs should be trimmed to previous levels only and cut according to the plant type. Please do not "box shape" every shrub. This is OK for Photinia and Hollys. Lagustrum, Indian Hawthorne, and several other shrubs require different trimming methods. If you need advice, please e-mail us and we will review the cuts with you.

TREES. Please do not trim any tree at anytime.

IRRIGATION. Residents are required to irrigate according to the published schedule. Your yard has an individually controlled sprinkler/irrigation system. The timer box is located on an exterior of the building wall, in the backyard. This schedule is designed to maintain the lawns, not create wet or hazardous situations, support fertilization and weed treatments, support winter rye over-seeding, and not conflict with mowing schedules.

January 1 - April 30
.	Mon	Tues	Wed	Thurs	Fri	Sat	Sun
9:00 AM	15 Mins	.	.	.	.	10 Mins.	.
May 1 - June 30
.	Mon	Tues	Wed	Thurs	Fri	Sat	Sun
8:00 AM	10 Mins	.	10 Mins	.	.	10 Mins	.
July 1 - September 15
.	Mon	Tues	Wed	Thurs	Fri	Sat	Sun
5:00 AM	20 Mins	.	20 Mins	.	.	10 Mins	.
September 15, - October 1
.	Mon	Tues	Wed	Thurs	Fri	Sat	Sun
8:00 AM	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins
12:00 Noon	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins
3:00 PM	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins	05 Mins
October 1, - December 31
.	Mon	Tues	Wed	Thurs	Fri	Sat	Sun
9:00 AM	15 Mins	.	.	.	.	10 Mins	.
Setting the Controller Clock
.	1. Put the MODE switch in the OFF position. 2. Rotate the HOUR dial (clockwise only) to position the current time . 3. Set the day by rotating the calendar DAY dial to position the correct letter opposite the DAY pointer.
Scheduling the Automatic Operation
	1. Push in the pin(s) corresponding to the day(s) on which watering is desired. 2. Push in the pin(s) corresponding to the desired starting time(s) on the HOUR dial. 3. Set the watering duration on the station dial. The first mark is the minimum time setting and represents approximately 3 minutes. The small white arrow moves with the knob for visual indication of each setting. The ratchet notches represent 1 minute increments for precise settings. The OFF position at each timing dial, omits the station from the schedule. 4. Move the MODE switch to the AUTO position. Download Manual

Air Conditioning

Once outside temperatures exceed 95 degrees, your AC is operating at maximum capacity - this means it will run non-stop. Residential AC units only cool 18 degrees below the outside temperature - so on a 100 degree day, its impossible (and expensive) to try to cool below 80 degrees. If you are wondering whether your AC is performing, purchase an special AC thermometer from a hardware store ($8.00) and read the temperatures in an air return and in a vent. A regular thermometer will not work for this purpose... you need an AC thermometer - they look like cooking thermometers - they reach at 6 inches into the vent.

OUR MAINTENANCE - All AC units are maintenance at the beginning of the Summer. At that time, the filters are changed, the coils are cleaned, all motors oiled, and the coolant levels checked.

YOUR MAINTENANCE -If you have not changed your filter or cleaned your outside coils in the last 8 weeks, you will not be getting maximum cooling from your system. To maximize cooling on hot days it is important to:

• keep your filters clean;
• keep the compressor in the yard clean (dust and grass in the fins lowers cooling capability);
• do not turn the thermostat "too high" during the day;
• watch for leaking auxilliary drains.

Filters are available at Home Depot for about $1.00. Your unit uses a 20" x 20" filter. There is a small door on your heater in the attic (about 1 inch wide, 2 feet high). Open the door, slide out the old filter, and slide in a new filter.

The external AC unit (compressor) can be cleaned by spraying into the fins with a water hose. The purpose is to clean between the fins so as much air can flow through the system as possible. Be careful not to bend or puncture the fins.

Dripping Auxiliary Drain - a pipe that drips somewhere noticeable such as in front of your entry door, or over one of your sinks/toilets or on the patio. These need to be called in for maintenance service. Your A/C system dehumidifies the air in your home as well as cools it. The system can produce 2-3 gallons of water per hour which is collected in a pan and drain to your plumbing system. In this pan there are 2 exit lines, the normal and auxiliary. If the normal line can clogs (typically algae in high heat conditions) waters rises and flows out the auxiliary line. If the auxiliary drain line clogs too, the drip pan will overflow and water will pour onto your ceilings. [Note: If you have water in your ceiling - shut the AC down immediately].


AC or Utility Expenses

We appreciate the costs of electricity and offer you the following suggestions:

• TXU has an annualized plan where you pay a set fee each month (to smooth out the lows and highs) - you may want to consider this.
• Keeping your AC filter clean inside and washing the coils outside (if it is getting dusty) will improve efficiency and costs. Be sure not to run the system without a filter and to wear rubber shoes when doing the outside work
• You can "shut off" some rooms or reduce the AC flow by fully or partially closing the vents. You may want to shut the doors on the guest rooms and close the vents so that you are cooling a smaller space; You can also restrict air so that some rooms are warmer... for example letting the living room stay a little warmer and cooling the bedroom is a good way to be comfortable and economical;
• A couple of floor fans will make you feel cooler with less AC, and A "timer" thermostat is a good way to economize... you can make the house warmer during the times you are out and late at night when you are sleeping... be careful though... if you let the house get too hot, it will take hours to cool.
• A "timer" thermostat is not an installation you can make yourself under the lease. We will provide the labor if you reimburse us for the cost of the unit... they run about $75.00 and you would need to leave it when you move.
  
  
  

Pest Control

SunWest Homes will treat for termites. (Failure to report these conditions promptly makes the resident liable for damages).

SunWest Homes is prohibited by the state of Texas from performing routine pest control including over the counter insecticides sold at hardware stores. The law, however, does not prohibit the resident from doing so.

For inside ants, salamanders, rolly pollies, it is common to purchase a liquid similar to Diazinon that can be sprayed along the baseboard in the problem areas (like the kitchen). Ants, salamanders, rolly pollies are mostly yard insects that wander into the house. These pests are typically treated by hand spreading of Diazinon crystals (or similar) in the yard (6 feet around the house). This is a very effective deterrent once the inside populations are killed. Each tr eatment lasts about 6 weeks. To rid the house of water bugs, it is common to put a little insecticide in the toilet, toilet tanks, and all drains before going away for weekend, or in the morning before going to work, each day for 3-4 consecutive days. Wat er bugs have to drink... poisoned water sources are effective.


Termite Warning Signs

It is important for renter to recognize termite infestations. The consequences for not identifying a termite infestation are house-threatening. Some of the signs a good inspector will look for are:

• Mud Tunnels: Subterranean termites maintain their headquarters in the ground and build "mud tubes" that connect the nest (moisture) to the food source (wood).
• Swarmers: The appearance of a swarm of "flying ants" indicates a nest may be near. Swarming is most common in the Spring.
• Piles of wings: The shed wings of swarmers indicate termites have entered their next phase of development.
• Live termites: Reproductive kings and queens are 1/2" long, winged and black or brown in color. Workers are sterile and usually hidden within infested wood. They are 1/4" long, wingless and white.
• Damaged wood: Wood may appear crushed at structural bearing points. Termite damaged wood resonates with a dull thud when tapped with a hammer. Pick and probe the surface of an infested piece of wood with a pen knife and you will find tunnels running parallel to the wood's grain.

Carpenter ants are often mistaken for termites (see "Carpenter Ants")

Here are some common-sense rules to control termites and carpenter ants.

• Determine the cause of infestations.
• Treat professionally to kill existing infestation Remove wet or decayed structural elements.
• Remove wood that is in contact with soil. Separate all wood from the soil by at least 17". Seal cracks in masonry.
• Remove potential habitat from near-home locations: buried wood, tree stumps, firewood, scrap wood, etc. Cap hollow block or brick foundations to seal undetected pathways.
  
  
  

Carpenter Ant Warning Signs

Carpenter ants are black or brown and measure up to 1" in length. They are often confused with termites. Unlike termites they have pinched waists and elbowed antennae. Termites have straight bodies and antennae. As with termites, there is a winged version too. Carpenter ants can do significant structural damage, but are more a nuisance than a structural problem. When it comes to remediation, home owners make the best detectives and should attempt to eliminate carpenter ants themselves.

There are several ways to recognize a carpenter ant infestation:

• Swarmers: If you see the winged form in any number indoors, you have a problem.
• Sawdust: If you see sawdust raining from your ceiling or from any indoor cracks, you have a problem. Ants #1: If you see more than 10 ants a day in any room other than the kitchen, you have a problem. Ants #2: If you see ants in your home and the ground outside is frozen, you have a problem.
• Crunching Noise: If you hear munching, rustling or crunching noise coming from within a window sill, wall or ceiling, you have a problem.
  

The concept is simple: Carpenter ants have one queen per nest and she must be killed! If not , she will continue to reproduce and the colony will continue to grow.

First --- find the nest. Home owners make the best detectives, because they have the opportunity to observe ant activity for long periods of time. Focus on what the ants are telling you. Watch where they go. A column of ants may be marching straight to your attic or into an outside wall. If they are disappearing into a window sill they probably have a nest in there.

Once the suspected nest location is identified, spray ant and roach spray into the site. If the ants are behind a wall, we can make an opening for you to inject the insecticide. You can inject a poison dust like Ficam, Sevin or boric acid using a squeeze bottle. Don't waste time spraying aerosols along baseboards. You'll give yourself a false sense of security when the ants disappear. Unfortunately the ants merely establish a new route to connect their indoor nest to their outdoor food supply.

Some baits (ant cups) work some of the time. But there is no bait company that has enough confidence in their bait product to claim it will control carpenter ants. However, you should experiment with over-the-counter brands. Or you can concoct a home-brew: honey with boric acid works well in some cases. Baits are inexpensive and can eliminate the problem within 10 days if they work


Requesting Maintenance

Routine requests are should be made by e-mail using a maintenance request form. Urgent requests should be made using a maintenance request form and also by phone (972) 717-2345). Do both - depending on the time of day and staffing , one method may reach us faster than the other. Maintenance requests may also be phoned in to 972 717-2345. Messages left on this line that are not emergencies will be reviewed within 24 hours and will not be eligible for maintenance "comp".


Maintenance Charges

There is a $35.00 to $50.00 maintenance charge for all maintenance calls. Please see your lease for details. Some charges may be waived at the manager's discretion.

There is no charge for roof leaks (when reported promptly) and termites (when reported promptly) as long as the maintenance request is "first available time" and does not require scheduling.

Heat (when temperatures are below 40 degrees), air conditioning (when temperatures are above 90 degrees) and plumbing problems will be prioritized and every effort will be made to complete repair within 24 hours of being reported.

Charges will not be waived in the following circumstances:

• Phone-in maintenance requests (instead of e-mail requests),
• Weekend, evening, or holiday maintenance calls,
• Roof leaks (when not reported promptly),
• Termites (when not reported promptly),
• Requests with incomplete information (see "Maintenance Request Form"),
• Requests with misrepresentation of the facts, or
• Excessive or confrontational/ argumentative requests.
  
  
  

SunWest Responsibility

SunWest Homes will maintain the property in original functional order (as it was when leased).

Heat (when temperatures are below 40 degrees), air conditioning (when temperature are above 90 degrees) and plumbing problems will be prioritized and every effort will be made to complete repair within 24 hours of being reported.

All other routine repairs will be handled on an "as available" basis. Similar repairs, such as painting are scheduled when there is sufficient work in the neighborhood to support a cost effective maintenance call. Lawn care will be completed on a routine schedule. Remodeling and capital improvements will be handled as per SunWest Homes capital improvement plan.


Other SunWest Homes provides Property Management Services for homes owners in North Dallas, Dallas, Carrollton, and Irving, Texas. }