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Maintenance FAQ




Check the following, if appropriate, before sending a Work Order Request:




If the oven does not work, check time-bake to be sure the settings on the unit are not preventing the oven from working. An oven set on time bake WILL NOT HEAT. An oven on time-bake can mean a charge to you.

Air Conditioning: 

If the air-conditioner does not work, check ALL circuit breakers. Often during hot weather or if a circuit breaker overloads, it will trip off the circuit breaker. A tripped circuit breaker is often difficult to see, and it could appear that it is not. Therefore, you must turn the breaker all the way off and then turned the breaker all the way on. If you do not turn the circuit breaker all the way off, it does not "reset" itself to correct the problem.

Garbage Disposal:  

If the garbage disposal does not work, check underneath on the disposal unit and push the reset button. If something is stuck and the blades do not turn, purchase a garbage disposal tool. Turn the unit off. Turn the water on, place the garbage disposal tool in the opening on the bottom of the disposal and turn slightly. This should dislodge the blockage, then turn the disposal on again. Special note: check that the garbage disposal is OFF before using these instructions. If this does not work, call Legends Realty.


If the electrical does not work in part of the house:
Check for the GFI plug, which is usually located in the garage, patio, kitchen, or the bathroom.
Reset the GFI plug and most likely, it will restart the electrical.
Sometimes there is more than one GFI; it is a good idea to check around the house to be   aware if an electrical problem should occur. There may not be GFI plugs in homes built before 1970. 

Circuit Breakers:   

If the circuit breakers continually keep going off: Check all appliances to see if too many appliances are running such as irons, microwave, toaster, curling iron, computers, printer, blow dryers, and more are causing an overload.

Smoke Alarm:  

If the smoke alarm does not work, check the following: 
First, check the batteries. If a new battery does not work, complete a work order request. Tenants are Responsible for the replacement of batteries. It is important to replace batteries and NOT disconnect the smoke alarm.
Normally the smoke alarm will emit a beeping sound when the batteries are not working or losing their charge.
Test your smoke alarms every thirty days.  If the smoke alarm is not working, complete a work order request immediately. Remember a smoke alarm is for safety, and it is very important to check it regularly to see if it is working.  Do not disconnect or remove a smoke alarm.

Routine Maintenance:

Wood Burning Fireplace:   

Wood burning fireplace maintenance
Always be sure to open the damper before starting any fire. If unfamiliar with how to do this, Complete a work order request for help.
If smoke is coming out of the front of the fireplace, put out the fire immediately and ventilate the house.
Do not use soft woods in fireplaces such as pine, fir, and redwood because they cause a coating in the flue, which can cause fires. Use woods such as oak, almond, walnut, etc.
Do not overfill the fireplace and create a blazing fire that could cause damage to the firebox or cause a fire.
Use a fireplace screen at all times when using the fireplace to prevent damage, particularly to the carpet.
Check to see if fireplace coals are cold before removing from the fireplace... 
Never store hot or warm coals in a container, such as a garbage can, paper bag or any other container.
Never store the garbage can in the garage or against the house
Store any warm or hot coals away from any combustibles or the residence for at least two (2) days before disposing of them, and then check them again before disposing.

Pest Control:
Tenants are required to do normal insect maintenance
When storing pesticides, be careful for the safety of children and animals at all times.
For Indoor insects, such as fleas, ants, spiders, silverfish, and more, do the following:
Insect foggers are the most reliable. Purchase them at grocery or garden stores. 
To use: follow the instructions on the cans, cover all food and dishes, remove all adults, children and animals from the inside, and leave for approximately for four hours.
For outdoor Insects, such as ants, fleas, grasshoppers, and more:
Purchase granulized or liquid insect products at any garden supply store.  It is very  economical to buy and very effective. 
Follow the directions on the package, apply around the perimeter of the house, and fence. 
For spiders, use liquid premixed insecticide. Follow the directions on the package.
Purchase bait for snails, sow bugs, and slugs, and similar pest, bait at garden supply stores. Follow the directions on the package.
If the insect problem persists, complete a Work Order Request.
For rodent control, observe the following:
If you have ordinary mice, you can purchase several common controls at grocery or garden supply stores.
If you see rats or large rodents, complete a Work Order Request.

Landscape and watering:
Maintain exterior landscape by mowing, trimming, weeding, fertilizing, watering, pruning the shrubs and weeding the beds as Tenant's expense. In the event the Tenant fails to properly maintain the grounds, and/or landscape as required by this lease agreement, the Landlord shall provide written notice to the Tenant specifying the manner in which the Tenant has failed to comply with the provision of this paragraph and the action required for compliance. If the tenant fails to take remedial action to cure the noncompliance within seven (7) days of written notice, the landlord may, at his election, obtain a yard service and all expenses associated therewith shall be deemed additional rent and shall be payable with the next rent installment.


If there are sprinklers, monitor the level of water needed and if necessary, complete a work order request for additional help or instruction.
If you have sprinklers or an irrigation system that is not working, complete a work order request
Keep all landscape watered unless a Homeowner's Association controls it.

Pick up all pet droppings on the property, even if you do not have pets. If you have pets, keep them from causing damage.

If there is a pool, it is necessary to maintain the water level and report if there is a problem with maintaining the water level, as this may indicate a leak in the pool plumbing

Light Bulbs:
Replace burned out light bulbs with the correct size, but do not use light bulbs in excess of 60 Watts.

AC Filter:
Replacement of furnace and air-conditioning filters is a requirement:
Replace monthly if you smoke, or you have allowed someone to smoke in the property.
Replace at a MINIMUM every three months, and with the correct size. The filter size is on the side of the filter, and an arrow indicates the direction of the airflow.

Replace smoke alarm battery:
Normally the smoke alarm will emit a beeping sound when the batteries are not working or losing their charge. Do not remove a smoke alarm because it is not working or beeping. By doing so, you endanger all residents and guests and you could be liable for damages in the event of a fire.
If the smoke alarm is not working, replace the batteries. If new batteries still do not work, complete a work order immediately. Tenants are responsible for the replacement of batteries.
Test smoke alarms every thirty days and immediately report a non-working smoke alarm. A smoke alarm is for safety and it is very important to check it regularly to see if it is working.
Never remove or disconnect a smoke alarm - you can endanger everyone.

Properly dispose the following:
Toxic waste such as oil, antifreeze, batteries, and solvents
Place garbage in the proper receptacles provided and in accordance with city and/or county rules.  All garbage and recyclable receptacles should be keep out of street view except on pick up days.
Holiday decorations and lights
Hang lights and decorations properly and carefully. Be mindful of HOA rules and Regulations
Before hanging, check for bad plugs and loose wires. If you find defects, dispose of the lights.
Only use lights and decorations during holiday seasons; remove them immediately when the season ends.
Cleaning and maintenance of the property

Keep food cleaned up at all times and clean oven/stove hood vents regularly.

If you do not know the type of oven you have, complete a work order request for help.
Do not leave oven on and unattended when leaving the house at any time.
Do not allow grease build up - this can cause fires.
Continuous clean ovens
Clean regularly
If the oven is a continuous clean oven, do not use a commercial oven cleaner, such as "Easy Off." This will only ruin a continuous clean oven.
For continuous clean ovens, turn on to 450 degrees and leave on for 2-3 hours. High heat helps the cleaning process. Then wipe out with a damp cloth after oven cools.
Do not leave oven on high heat for longer than 3 hours.
Regular ovens that are not continuous or self-cleaning:
Use a commercial oven cleaner, such as "Easy Off" and follow directions on the product.
On self-cleaning ovens
Follow the cleaning directions, usually located on the top of the stove/oven.

Prevent mildew and mold from accumulating.
If mildew and mold appear, use a product such as X-14 or Tilex to remove immediately.
Keep bathrooms properly ventilated to prevent mildew and mold from happening. 
Use an exhaust fan or window, while taking showers and for an extended reasonable time afterward. 

Carpets and flooring:
Maintenance and cleanliness of carpets and flooring are the responsibility of tenants during occupancy, when moving, and at their own expense.
Keep floors vacuumed.
Immediately clean up spills to prevent stains and damage.
Do not use wax on vinyl or tile.
Use only hardwood floor cleaners on hardwood floors.
Have carpets steam cleaned when appropriate; do not use home floor cleaning machines.

Windows and window furnishings
Maintenance and cleanliness of windows and window furnishings are the tenant's responsibility during occupancy, when moving, and at their own expense.
Do not wash drapes, dry clean drapes only.
Check curtains before washing to see if they are washable, if not, dry clean curtains.
Wipe all blinds with soft dry cloth or with products designed for the blinds.
Close windows against the elements of weather, when appropriate, to avoid damage to interior close doors and windows when leaving the residence.


agent photo
Tina Lopez
Legends Realty
290 Waymont Court, Suite 100
Lake Mary, FL 32746
Phone: 407-333-1010
Fax: 407-910-2436
Email: tinalopez@legendsre.com


It has truly been an enjoyable experience working with Tina and her team at Legends Realty! They exemplify excellence in the Orland Property Management Field. They are always on time to meetings and are always available for questions on the fly. I look forward to working with them in the future and know that they will succeed in 2016! Andy

CIPS - Certified International Property SpecialistCRB - Certified Real Estate Brokerage ManagerEqual Housing OpportunityGRI - Graduate, REALTOR® InstituteMLS membershipNARPM - National Association of Residential Property ManagersREALTOR® certificationAt Home With DiversityCertified Distressed Property Expert