Submit a Repair Request
Does your home need some TLC?
IMPORTANT: Before you make a repair request, please read through the details on this page.
* If you have a life-threatening emergency, please call 911.
* If you smell gas, please contact PG&E directly at (800) 743-5000.
* For all other maintenance issues, please call (916) 626-3105 ext 5.
For property-threatening emergencies after hours, please call (916) 626-3105 ext 5. DO NOT call this number for non-emergency maintenance - login to your tenant portal and submit a work order at the link at the bottom of this page.
Below is a list of property-threatening emergencies that require immediate attention:
* Hot Water tank leaking
* Sink / tub / toilet overflowing and the water cannot be stopped
* Lots of water leaking through pipes or ceiling (if it is a small drip, use a pot or something similar to catch the water than call the office the next business day).
Vienna does not provide after-hours lock out service. You must contact a locksmith directly for entry after hours.
You can normally resolve a toilet clog using a bit of elbow grease and a plunger. If you haven’t already tried this, please be sure to do so before making a repair request.
If too much material is put in the toilet bowl at one time or an object is placed in the toilet that restricts the flow, it will stop up. You may want to try to plunge it first.
For clogged tubs or sink drains, try a drain cleaning product available at most hardware stores. You can try Zip-It drain cleaner, a $2 took you can find at any local hardware store:
If the tub is stopped up, remove plug and try to clear the drain of any hair.
You can reference a video on how to unclog a toilet here:
Make sure the disposal switch is off and make sure the drain is cleared. Most of the time if the disposal is grinding, making a strange noise, or hums; it is because something is preventing it from turning.
After checking the drain, press the reset button on the disposal located under the sink. There is either a red or black button on the side or the bottom of the disposal. Press this then try the disposal again.
Check the breaker or the GFI receptors. If there is no noise, usually it is because there has been an overload or a power outage and the breaker needs to be reset.
Here is a video you can watch on how to unclog a garbage disposal:
Check the circuit breaker – make sure it is on. Sometimes this breaker is located on the outside of the house. For some apartments, a master breaker switch is located on the outside as well.
Press the re-set button on ALL GFI receptors in the unit (generally 2 in the kitchen & 1 in the bath).
For instructions on how to reset a tripped breaker you can reference this video below:
Plug in something else to the outlet (maybe your item no longer works).
Check the bulb wattage – you should not use bulbs over 60 watts in most light fixtures (some allow higher wattage such as a heat lamp). Bulbs in the bathroom above a sink should not exceed 25 watts. If you keep replacing a bulb and it burns out quickly, try a lower wattage.
See what is plugged into the outlet. Many outlets can only handle a certain number of watts; if too many things are plugged in or something that uses high wattage (e.g. space heater) is plugged in, it could keep tripping the breaker.
Check the circuit breaker – make sure it is on.
Make sure it is plugged in.
Make sure the settings inside are turned on.
Clean out all items in the freezer. Make sure nothing is in front of any ventilation areas or plugging up any holes (e.g. sandwich ties accumulate at bottom and may plug a drain hole, or ventilation area in back is covered).
If you don't have enough hot water, check the settings on your heater. Is the heater in vacation mode? Is the temperature control high enough?
If you make changes, wait 15 to 20 minutes before testing the water again.
If gas, make sure PG&E has turned on the gas.
Verify the pilot light is on.
If electric, make sure the circuit breaker is on.
Flip the breaker off then flip it back on.
If gas, make sure you have replaced the furnace filters (you should do this at least every other month).
Make sure heating vent areas are free of rugs, carpets, furniture, etc.
Check the thermostat settings.
If gas, call PG&E to make sure the gas is turned on and/or check pilot light.
Make sure the circuit breaker is on.
Flip the breaker off then flip it back on.
Make sure the fitting on the pipe is tight.
Put a small pan underneath to check to see if the leak has stopped after tightening the fitting.
Use a paper towel to wipe the area to find the source before calling.
Check the soap. You can’t use soap meant for hand washing dishes in the dishwasher because bubbles/water will overflow from the washer.
Make sure the dishwasher has been properly stacked. Sometimes a pot or pan is placed preventing something from working. If you are unsure, re- stack the dishes and try again.
Clear out the bottom and make sure no food or utensils are stuck.
Check underneath the sink and make sure the water valve is turned on & check the breaker.
Most dishwashers drain into the same pipe that the disposals use. Make sure the disposal is clear of any debris and working properly.
Sometimes try running the dishwasher without anything (dishes or soap) in it to see if the problem could be related to any of the items mentioned above.
Make sure both water valves are turned on.
Make sure the washing machine settings are properly set (sometimes if the setting is not in the actual position, it will affect its operation).
Check the breaker.
If the washer is over-loaded with clothes, it may become off balanced. This will cause the spinner in the washer to make a load banging sound. Take the clothes out and only put half back in and try again.
Check the breaker or GFI receptors.
Make sure the switch on the wall that controls the exhaust fan and light is on (not all properties will have this – after they are turned on at the switch, you can turn them on at the fan area).
If just the light – change the bulb.
In a true emergency, call 911 for immediate assistance.
For maintenance emergencies, call us directly.
Please note: Week and after-hours maintenance visits may result in an additional maintenance fee.