Tenant Property Maintenance - Coral Sea Property Management

Property Maintenance and Troubleshooting

What to do when things go wrong

Emergency Maintenance

  • Ensure that the issue really is an emergency before submitting an emergency maintenance request.
  • Emergency maintenance must be addressed as quickly as possible.
  • Submit your request either via the Tenant Portal (preferred) or by using the Maintenance Request.
  • You must include photos of the issue.
  • Please phone the office as soon as possible to advise of the emergency.

General Maintenance

  • Review the Troubleshooting sections for advisee about common problems.
  • Submit your request either via the Tenant Portal (preferred) or by using the Maintenance Request
  • You must include photos of the issue.

Troubleshooting Hints & Tips

Hot Water Systems

If it seems that your system isn’t holding enough hot water check the following:

  • Check if your hot water system needs topping up. Locate the filler valve on the side of the hot water system and lift the leaver until water flows from the overflow. Repeat this process when necessary.
  • Check the power is switched on. Has the power box tripped the switch or blown a fuse? Has your shower routine changed or increased (tank capacity and /or tariff rates will affect this)? In winter the efficiency of the tank is less than in summer, and the water will get colder quicker.
  • Check for leaking hot water taps that will cause issues and high electricity bills.
  • If it is a gas hot water system, check to see if the pilot light has gone out. Some gas hot water systems can be easily relit – others may require a tradesperson.

 

Dishwasher Issues

  • Before loading the dishwasher, make sure all dishes are well-rinsed.
  • If you leave large pieces of food on the dishes, the pump can wear out and cause the drain to back up. Usually a lot of water will pour out onto the floor.
  • Use the correct amount of dishwashing detergent. If you use too much it will overflow onto the floor.

Kitchen Sink Issues

If your sink is blocked, try the following:

  • Remove food scraps from the kitchen waste & pour boiling water down the drain to clear any fatty deposits. 
  • Consider trying a commercial drain cleaner product to unblock the sink.
  • Clear any blockages from the waste and‘U’ bend.
    • Put a bucket under the pipe
    • Unscrew the pipe under the sink and remove any blockages. 
    • Re-screw the pipe back together. 

Bath/Shower Leaks

The most common problem in properties is leaking from wet areas, for example, bathrooms, laundries, and kitchens. We recommend you regularly check areas for water leaks. If the carpet/floor is wet, sponge and dry area thoroughly and check again after use of the wet area. If the problem continues, submit a Maintenance Request.

Leaking from the Toilet

Usually this is a minor problem. Regular mopping and turning off the tap between use is adequate until the tradesperson arrives.

Garbage Disposal Isn’t Working

Check the following:

  • Is it turned on at the switch underneath the sink?
  • Have you attempted to reset the safety switch? This is normally a red or black button underneath the bottom of the garbage disposal unit. You may have to get on your hands and knees to find the switch. This switch can be activated by an overload and simply needs to be reset.
  • Is there a blockage in the sink/blades?
    • CAUTIONBefore putting hands down the sink to check for a blockage always make sure that the unit is turned off and unplugged

Power Issues

If your power goes out, check the safety switch, as this may have tripped. Resetting the switch won’t fix everything. Turn off all appliances in your home, and turn them on one by one until the switch trips again. This will help you locate the faulty appliance.  If you have a fuse box, please check for a blown fuse. Please make sure your switch/fuse isn’t being blown by a faulty appliance. If there is a faulty appliance, you are required to pay for the callout fee. Check if the neighbours have power. If the neighbourhood has lost power, you can call Ergon Energy.

Lights

Check power or fuse box. Ensure the power is on and the switch has not tripped. 

Faulty Switches or Fans

Do not attempt to fix it yourself. Do not use switches. Contact our office as soon as possible.

Washing Machines

If the washing machine is supplied as part of your tenancy, check:

  • The power is connected, and the power circuit is switched on.
  • That the water taps are connected and opened.
  • The load of clothes are balanced well and within the weight specification.
  • Lid/door is connecting with the on/off switch when closed.

Clothes Dryer

If the clothes dryer is supplied as part of your tenancy, check:

  • The power is connected, and the power circuit is switched on.
  • The load of clothes are balanced well and within the weight specification.
  • The air temperature hot when running.
  • The filter is cleaned after each and every use. Dryers can automatically shut down due to overload of lint in the filter

Maintaining a Pool

Having a pool provides plenty of fun and relaxation for everyone. If your property has a pool, you’re responsible for maintaining it. Even if you get your pool professionally serviced, you must empty the skimmer basket daily, and check the water level every few days, especially in the dry season. If the level is below what it should be, you must top the water level back up.

Pool Problems

Some common pool problems include:

  • Green pool: When pool water is left unchanged or untreated for a period of time, bacteria, viruses and other organisms develop. These can cause health problems and multiply at a tremendous rate. The easiest way to eliminate this problem is use the filter regularly, test the water to make sure your pool’s chlorine and pH levels remain steady, and add a disinfecting agent such as chlorine, if appropriate.
  • Noisy pump: A pool pump may become noisy when the bearings are starting to wear and are not as efficient as they should be. This generally means they must be replaced. Or the impeller may have picked up a stone or debris and the pump needs to be cleaned. This can also be caused by low water levels.
  • Problems with salt-water chlorinator: The water pressure could be too low, the cell could be dirty, the filter could be blocked, or there may be a low water level in the cell. It’s a good idea to frequently check the salt levels. If these are low it will cause the chlorinator to be inefficient. Check the skimmer basket as it may be blocked with leaves and restricting water flow. You may also have a worn cell that needs replacement.
  • Pool water levels dropping: If you’ve been experiencing a number of hot days, the water level of your pool will drop naturally through evaporation. The basic rule of thumb is through the summer months 2 to 3cm in any pool over a week is normal, any more than that means there is a problem.
  • Poor water flow: This is mainly a filtration problem. Your filter baskets could be dirty or drawing air. You may also have a faulty pump or poor water level.
  • Automatic cleaner is not efficient: Often happens if leaves block skimmer baskets or pump baskets. Your filter could also need a clean or the auto cleaner itself may be blocked with leaves/debris. You should also check the hose for blockages.