WORK PERFORMED BY MAINTENANCE STAFF:

The maintenance staff performs minor repairs to original plumbing, original electrical and original door hardware.

If something in your unit breaks and you cannot fix it, or you are unsure how to fix it, phone maintenance first.

Don't attempt to fix something which might become further damaged, making the situation worse!

Maintenance staff also remove Christmas/holiday trees on request at no charge.


WORK HOURS:

Routine maintenance requests are handled Monday – Friday between 8 a.m. and 4:30 p.m. Plumbing work is usually handled before 3 p.m.

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CHARGES AND FEES:

Charges are based on work time and materials used. In certain instances, a flat rate is charged (ask the management office for details).

The pro-rated hourly fee is $40 (minimum half-hour charge of $20 and $10 for each additional 15 minute increment). Parts are billed at actual cost, plus 10 percent.

For heating/ventilation/air conditioning (HVAC) units, maintenance charges for standard parts are:
Filters - $5 each
Antibiotic tablets - $6 each
Plastic vent grids - $2 each

There is a work charge if you ask maintenance to install these HVAC items.

Payment can be made directly at the management office, or charged to your monthly assessment.

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HOW TO REQUEST MAINTENANCE WORK:

A maintenance request can be made either by calling the Management Office, (312) 654-1560, sending an e-mail request to JKcondo-maint@RCN.com or fax, (312) 654-2082, or using the online work order request form (link below), stating the problem and authorizing entry to your unit, if your unit will not (or may not) be occupied when the maintenance staff member arrives.

You may submit an online work order request form using the link below, (Form is also available in the documents/forms section of this website). Fill-in the appropriate information and submit it to the Management Office by simply clicking "submit" when you're finished.

MAINTENANCE SERVICE WORK ORDER REQUEST FORM LINK

Authorization for maintenance to enter your unit if you're not at home must be stated in writing to the management office.

PERMISSION TO ENTER FORM LINK

You can also sign a revocable blanket authorization, which the management office will keep on file. This letter can include a dollar limit on work performed. Absentee owners often provide such authorization letters to management.

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Contact RCN, our cable provider, at 1-866-308-5556 for sales, and 1-800-RING RCN (1-800-746-4726) in the following situations:

• Your TV is not cable-ready; you will need a cable box (First box is free, additional boxes are available at small fee).
• You want additional services such as premium channels or pay-per-view, are available for an additional fee.
• You need to report any problems with the cable reception in your unit.

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MAINTENANCE WHICH SHOULD BE DONE BY RESIDENTS

Residents are responsible for maintenance of the items outlined
below. If desired, the building maintenance staff can provide these
services for the standard charges and costs.

1. AERATORS

The kitchen and bathroom basin faucets contain an aerator which acts as a filter to trap collected sediment and soften the water stream from the faucet spout. To insure proper water flow, these aerators must be cleaned occasionally. To do this, unscrew the aerator from the faucet, clean it and screw it hack on (hand tight). Notes for those who haven't done this before: With your hand underneath the faucet, turn the aerator "clockwise" to unscrew it. If you need pliers to loosen it, put a thin cloth between the aerator and pliers to avoid scratching the aerator. You can purchase an aerator from Management or a hardware store.

2. BATHROOM DRAIN CLOGGING

Most of the time, clogging is due to hair which can easily be cleaned
out by the resident. In the bathroom sink, twist the metal stopper
(counterclockwise about 1/8 turn) and pull up to remove it.

For the bathtub drain, first pull out the metal stopper. (Consider
covering the drain with a wash cloth to avoid the screws falling into the drain.) Then unscrew the two screws on the plate which has the drain stopper lever. After removing the screws, pull up on the plate and you will see the entire mechanism come out. After cleaning, put the mechanism in and screw the plate mechanism back. Push the lever down (which is the closed drain position), then put the stopper back in.

NEVER USE ANY TYPE OF PRODUCTS WHICH UNCLOGS DRAINS (I.E. LIQUID PLUMBER).

3. CLOSET DOORS OFF TRACK

There is a spring knob mechanism at the top of the standard metal
doors in the units. If the top of the door comes off track, using your
finger, hold the spring loaded knob down and release it when moving the door back to the track. If a door repeatedly comes off track, adjust the knobs at the bottom of the door. When sitting inside the closet you will see how to raise and lower them with either a screwdriver or twisting by hand. Keep the plastic end piece touching the metal base for smooth gliding.

4. FUSE BOXES

Each unit has its own fuse box located in the front hall closet. Each
resident is responsible for replacement fuses. The replacement fuse
must be the same AMP, i.e. 15 vs. 20. Hardware stores and many drug stores and grocery stores carry fuses. If you desire, you
may call Management to have the maintenance staff replace fuses for you for a fee.

5. FIRE EXTINGUISHERS & SMOKE DETECTORS

All residents are strongly encouraged to have a fire extinguisher in
their unit. City ordinances require one or more smoke detectors for each unit. At least 3 to 4 times a year, test the batteries in the smoke
detectors and look at the pressure gauge on the fire extinguisher. For
more information, see previous section entitled Fire Extinguishers &
Smoke Detectors.

6. HEAT & AIR CONDITIONING UNITS (HVAC)

A. The plastic louvers (white plastic vent pieces) should
direct the air flow as follows:

In winter -- toward the window

In summer -- away from the window

New louvers may be purchased from the Management Office.

B. Never block the bottom area (near the floor) of the HVAC unit with furniture or other items. Leave adequate space for air circulation.

C. Underneath each HVAC unit is a long rectangular shaped metal mesh or cardboard filter. If not kept clean, the filters can't properly collect dust which then re-circulates into your apartment and within the equipment. You should clean these filters at least twice a year, but preferably four or more times a year. The filters are located on the bottom of the HVAC unit (about 5 inches above the floor). There are two small latches on the bottom of the HVAC cover about one foot from each end. Turn the latches and the filter should drop. The filter sits on a back ledge with the two latches holding up the front side. Filters may be cleaned with a vacuum cleaner, water or a combination of soap and water. Be careful if cleaning them in a bathtub since the metal might scratch the porcelain finish. Consider placing a towel in the bathtub to prevent scratches.

D. In late April and again in late June, you should check the
HVAC drain pans. At the opposite end of the HVAC unit from the switch, use a flashlight and look down (about 12" below the top of the unit) to see a small metal tray (2" wide by 8" long) with a hole in
the middle. About 6" below that tray is another larger tray (6" by 6") with a hole in the middle which is attached to a drain pipe. Make sure the holes are open and are not blocked with any debris. If you have an appropriate attachment, use a vacuum cleaner to clean out the
sludge type build up in the trays; otherwise, use your hand to clean out the trays. This is to avoid future blockage in the drain pipe. If you
suspect that your drains are plugged, please call maintenance.

If your drainage is obstructed, there is a good chance that water could
be or will be doing damage to your carpeting or floor, or to your
neighbor's ceiling, wall coverings, carpeting, flooring, etc.
IF THE CAUSE IS DUE TO BLOCKAGE IN YOUR DRAIN PANS, YOU WILL BE RESPONSIBLE FOR ANY DAMAGE TO YOUR NEIGHBOR'S PROPERTY.

7. HUMIDIFIERS & WINDOW ICE

Users of humidifiers should notice that in extremely cold weather ice
will accumulate on the windows due to the increased humidity in the
apartment. As the outside temperature warms, the ice formation will melt and develop water puddles on the window ledges and floors. This water may eventually soak down to the apartment below and cause considerable damage. To avoid this mishap, it is the responsibility of the resident to position towels to absorb the water. In addition, following are some suggestions to reduce condensation on windows.

A. In extremely cold weather, leave your heater on a low setting when leaving your apartment.

B. Leave your blinds / shades / drapes open during the day so any ice that has formed will be able to melt.

C. Leave your humidifiers off when nobody is in the apartment.

D. Position the white plastic louvers so heat is blowing toward the windows.

8. Drain trap maintenance
A. Drains that aren’t used present a problem to the rest of the building occupants – they dry out and sewer gas then backs up through the rest of the building ventilation system.
B. Owners/occupants have an obligation to perform maintenance on their drains if they are planning an extended absence from their unit.
C. That maintenance can take 1 of 3 forms:
1. Schedule someone to come in and run the water for 15 seconds in each drain during their absence greater than two weeks (a chore for someone who is coming to water plants).
2. Put an airtight plug on the drain.
3. Put mineral oil in the drain to forestall evaporation of the water in the trap.

IMPORTANT NOTE: SEWER GAS

Some owners in two bedroom units use their second bathroom for storage and typically place belongings in that tub. Water is never run, the trap dries out and sewer gas then escapes into that unit and is drawn into other units through the bathroom exhaust system. This gas is dangerous to inhale and is poisonous in high concentrations.
Please make sure that you run water into plumbing fixtures and flush toilets on a weekly basis.

The sewer gas problem also applies when you leave your home for an extended time (3 days or more). Maintenance offers a service of pouring Propylene Glycol down traps for owners who cannot maintain wet traps. There is a charge for the service (parts only, labor is free). Contact the maintenance department for all the details.

9. Window and Sliding Patio Door maintenance.

The TRACO windows and sliding door installation will benefit from routine monthly maintenance. You may print the specific recommended procedures; click the small image to view. You may also obtain the instructions at the management office.

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