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Maintenance Tips & Tricks

We are pleased to offer the following tips and tricks in an effort to ensure your comfort and facilitate the fastest solution to your maintenance concern. By utilizing the tips and tricks below you will help identify the actual problem and prevent possible maintenance charge backs.

Additionally, we have created a number of helpful videos to help you learn how to troubleshoot many of the most common maintenance issues. In many cases these simple steps will help you resolve the issue and prevent maintenance chargebacks. Please click here to visit our video page to view these how-to videos.


The air conditioner is not working
  • Have you changed the vent filters recently? These should be changed every 30 days and it is your responsibility to keep them fresh.
  • Have you checked the breakers? Try switching all of the breakers to the “off” position and then flipping them back to “on”.
  • Is the air conditioner blowing air but not cold air? Shut the air conditioner unit completely down for a number of hours and then turn it back on- but submit the work order anyways.
  • Is the thermostat working? If it is a digital thermostat, try inserting new batteries.
The heat is not working


  • Have you changed the filters recently? These should be changed every 30 days and is your responsibility to do so.
  • Have you checked the breakers? Try switching all of the breakers to the “off” position and then flipping them back to “on”.
  • Do you have gas heat? Can you determine if the pilot light is out? If the pilot needs to be re-lit this will be your responsibility to either light it yourself or to hire a professional to light it. We recommend that you contact Piedmont Natural Gas or your gas provider.
  • Is the thermostat working? If it is a digital thermostat, try changing the batteries.
The garbage disposal is not working


  • Have you checked the breakers to see if the GFCI outlet has been tripped?
  • Is the garbage disposal making a humming sound? If so, run your hand along the bottom of the unit for a small button. Once you find the button, press it to reset the disposal.
  • Is the disposal making a humming sound and not spinning freely? If you have lived in the home more than a month then it will ultimately be your responsibility to repair the disposal. On most models there is a place for an Allen Wrench in the center on the bottom which will help to free up the disposal.
The dishwasher is not working
  • Have you checked the breakers?
  • Have you tried the switches in the kitchen to determine if any work the dishwasher?
The ice maker is not making ice
  • Have you determined that the water supply is turned on? The valve is either under the sink or behind the fridge.
  • Have you looked in the fridge or freezer for a possible switch which would turn the ice maker on and off?
There is no hot water
  • Have you just moved in to the home? If so and if this is a gas water heater then check the temperature setting on the unit- sometimes they are set to “vacation” and therefore the water is not very hot.
The toilet is overflowing
  • Is there anything else drain related going on? (i.e. Water backing up into the tub or gurgling noises from other plumbing areas?) If it seems that the main line is stopped up or it is unclear where the stoppage is then please stop or postpone doing any laundry, running the dishes or flushing other toilets.
The toilet is not flushing properly
  • Do you have a 1.6 Gallon per flush toilet? The truth is, it will take more than one flush to clear the bowl. This is often an unfortunate reality.
An electrical outlet does not work
  • Where is the outlet? If it is in a bathroom, kitchen, garage, laundry area or outside it is likely a GFCI outlet that has been tripped. Sometimes in houses built in the 1990’s and early 2000’s the GFCI outlets can be fed from one location to another so it may be an outlet in the garage that has tripped and causing the outlet on the porch not to work.
  • Have you checked the breakers? We recommend completely tripping the breakers and then resetting them. (Sometimes they can appear to be okay by visual inspection but they have actually been tripped). Also, for some newer homes the bedrooms have ARC fault breakers which trip when any sudden surge of electricity is detected in the circuit. They can be touchy and set off by things like irons, older lamps, vacuums and lightning.
The garage door is not working properly
  • Have you held the garage door button on the wall down? If this will not work than this is evidence of the sensors being mis-aligned. Please try to align the sensors and make sure the corners of the garage door are free of belongings and common garage type items.
  • Have you determined if the opener is getting power? Have you checked the breakers? We recommend completely tripping the breakers and then resetting them. (Sometimes they can appear to be okay by visual inspection but they have actually been tripped).
There are ants or other indoor pests
  • Interior pest control is typically the responsibility of the tenant. We highly recommend Terro Traps- these can be purchased at Lowes, HD, Target or Walmart.
Most of our leases require a 45 day notice to terminate by either party. They also must terminate on the last day of the month. Download a proper notice to vacate form.
In compliance with the NC Residential Rental Agreement Act, all routine maintenance requests must be submitted in writing, on our form, to our office. Please note that it is not just our policy, but the law, to not take routine maintenance requests verbally. Requests can be submitted by one of the following manners:
If your emergency is life threatening, dial 911. For other emergencies, please consult the information you were provided in your move-in packet, or subsequent letter. You may also call our office and select option #1 for instructions on our 24 hour emergency maintenance providers. Please note that calls to the wrong provider will be billed back to the resident, as all residents have been supplied information with the proper contacts.
No, all of our service technicians are screened, licensed (if required), insured, and display the utmost in professionalism. Should you desire to be home when the service is performed, the technician will make 3 attempts to contact you and if not successful, the service request will be terminated and not re-activated. If the situation is deemed to be a risk to the property, the technician will be allowed to access the property.
There are many factors that go into each request and we cannot set a firm schedule. However, we typically contact you the same day we receive the request to assess the situation and determine the proper course of action. Our goal is typically no more than a 5 business day completion.
No. Unauthorized repairs will not be reimbursed. Should you wish to perform work on your property, download a copy of our Resident Repair Authorization Form. All requests must be approved in writing prior to any work being performed.
Please contact our office immediately so we may investigate the issue.
No. Under the NC Residential Rentals Agreement Act it is prohibited for a resident to withhold rent for failure to fix items submitted. Please contact our office to discuss your specific situation.
Locks are changed immediately prior to each new resident moving in. Should you desire to change them during your tenancy, you must first receive written approval from our office. The work must be done by a licensed locksmith and three keys to each new lock must be provided to our office within 24 hours of the work being done.
You'll need to complete a Self Painting Request Form and submit it along with paint samples. Please note that due to EPA Regulations, all homes built prior to 1978 must be painted by certified RRP painters. Download a painting request form.
No. Your security deposit is held in a Trust account and can only be used for outstanding charges after you vacate the property.

As a reminder, depending on the terms of your lease, the following may be required prior to the end of your lease term:

  • Remove all personal property and all trash
  • Professionally clean all carpets, submitting the receipt with your keys
  • Vacuum all hardwood floors and mop all vinyl/tile floors
  • Wash all cabinets, inside and out
  • Clean all appliances, inside and out
  • Clean all areas of the home, including baseboards, window sills, door frames, ceiling fans, and light fxtures
  • Replace all furnace filters with new ones
  • Mow grass, trim shrubs, and remove any debris (only if lawn care is not included)
  • Have a professional flea treatment performed, submitting the receipt with your keys (only if pets were present)
  • Secure all windows and doors
  • Replace any burned out light bulbs
  • Return all keys, garage door openers, and any other items provided to you to our office
  • Notify us of your desired address for the return of your security deposit. If a stop payment and re-issue is necessary on your security deposit check as a result of you not providing a proper forwarding address, there could be a bank fee associated.
All keys, receipts, and other required items must be returned prior to 8:30am the day after your lease ends. Leases do not have daily tenancy provisions and failure to return keys in a timely manner could result in you being responsible for an entire month's rent.
Immediately after you vacate the property, one of our agents visits the property and performs a move-out inspection to assess the condition of the property in comparison to your move-in report. We then process your security deposit in strict accordance with the NC Tenant Security Deposit Act.
Per the NC Security Deposit Act, you will receive notice of the disposition of your security deposit within 60 days. If, after 30 days we have not been able to fully determine the disposition of your security deposit, you will receive an interim notice. This will only be mailed to your forwarding address as we do not allow any deposits to be picked up.
We will send you a letter notifying you of a balance due and enclose receipts supporting the charges. Payment will be expected promptly to prevent further action.
Any outstanding charges 30 days from the date of invoice will be turned over to a collection agency for processing and might become part of your permanent credit history.
You must submit your dispute in writing within 30 days from the date of your security deposit disposition notice.

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