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.
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.
EMERGENCY, OFF-HOUR, WEEKEND AND HOLIDAY MAINTENANCE:
If you discover a leak or structural breakage, lack or heat of air conditioning, smell smoke or other unusual odors, have power outages or hear unusual sounds, call the management office (654-1560) and press ANY extension number (1,2,3,4) during normal business hours.
During non-business ("off") hours, weekends or holidays, call 654-1560 and press "6" for the James doorman and request maintenance assistance.
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).
CHARGES AND FEES as of August, 5, 2015
Payment can be made directly at the management office, or charged to your monthly assessment. Prices subject to change.
Check current pricing with management office if desired.
The pro-rated hourly fee is $50 (minimum half-hour charge of $25 and $12.50 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.
Information on HVAC replacement parts other than filters, e.g. motors for McQuade units, is not available due to infrequency of residents’ need to replace and shifts in market pricing.
HOW TO REQUEST MAINTENANCE WORK:
What if I have a maintenance EMERGENCY? Call the Management Office 312-654-1560 Extension 1
IF OFFICE CLOSED or Not Answering:
Call the doorman:
James House: 312-654-1560 Extension 6
Kilmer House: 312-654-2079
Residents should email service requests to JKservicerequest@communityspecialists.net. The request will be delivered to each inbox for the Administrative Assistant, Assistant Property Manager and Property Manager and administered accordingly. As a result, all management staff members will be aware of the problem or issue at hand.
We have found that communication via email is quicker, more efficient and leaves less room for error. It also creates an instant record of when the request came in and when the service order was distributed. When submitting the request, please remember to be as specific as possible. For example, if your sink is clogged, be sure to state the exact location of that sink; kitchen, master bath, guest bath, etc. Service requests delivered after business hours will be processed the next business day.
Emergencies or urgent situations such as a water leak should be called into the Management Office during regular business hours or into the James House front desk after hours – and not emailed as a service request. 911 should be called for a fire or medical emergency, then the Front Desk.
LINK to a flowchart for requesting maintenance services.
For routine maintenance requests you may email a work order request JKservicerequest@communityspecialists.netor call the management office
312-654-1560 Extension 1
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.
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.
Maintenance can provide replacement fuses, at cost. You should keep spare fuses on hand, which can be purchased at many stores.
Always use caution when changing fuses, as when dealing with anything electrical. Don't touch anything else when replacing fuses.
Because several J/K units have been remodeled, combined, etc. over time, there is no standard designation for fuse boxes. As you have the occasion to replace fuses, note areas each fuse covers and label with masking tape.
Generally, you should stock the following types (unit appliances and other factors may vary; consult maintenance or an electrician if unsure):
70 amp rated (for stove)
20 amp rated (for refrigerator)
15 amp rated (for other wall wiring)
Maintenance does not perform remodeling work. All remodeling questions should be addressed to the management office before any work begins.
OTHER SELF-MAINTENANCE TIPS:
The following tips are provided to J/K residents from the maintenance office:
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.
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).
Following is some helpful criteria to consider when you're faced with the wide array of products that line the plumbing aisles of Home Depot, Ace Hardware, etc.
Another name for "drain maintainer" is enzymatic cleaner. Enzymatic drain cleaners contain bacteria cultures and concentrated enzymes that react with organic residue that builds up on sewer pipes, dissolving the residue to help prevent slow-running drains. Most enzymatic drain cleaners are intended for general maintenance to maintain proper flow and are not intended to clear fully clogged drain pipes. If you have a fully clogged drain, please call the office to schedule help from our maintenance department to open them.
Advantages of enzymatic drain cleaners include:
• relative safety for use in a wide range of plumbing fixtures
• low environmental impact
• low cost
• ease of use
Disadvantages of most enzymatic drain cleaners include longer cleaning times compared to most other drain cleaners . Because enzymatic cleaners rely on liquid flowing through the pipe to disperse, they are also generally not intended to open completely clogged drains.
Safety considerations for enzymatic drain cleaners include a requirement to avoid coutact with eyes and prolonged contact with skin.Be sure to use a product that, when used, the bacteria will not be killed off by /rot water.
With regard to which product, specifically, is the best on the market, there are many great products on the market from which to choose; other products are available and maintenace does not sanction only one brand. That said, maintenance knows from personal experience that Roebic is a granular drain and trap cleaner that does a good job and can be purchased at Amazon.com. As long as it is used every month, per instructions, your drains should flow nicely. Drain maintainers will NOT, however, clear an existing clog. That is not what it is intended to do. If you have a clog, we recommend using a product called Drain Solve ($8/bottle; call the Management Office to order). DO NOT use commercial drain openers unless they are the non-fuming type (non-acid).
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
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 &
6. HEAT & AIR CONDITIONING UNITS (HVAC)
Each James/Kilmer residence has a McQuade or Trane HVAC unit for heating and cooling. They require periodic maintenance that may be performed by unit residents or the maintenance department. Select a link below for comprehensive maintenance and unit operation information.
Residents who wash or vacuum their filters rather than replace them are advised by the maintenance staffa to apply to the underside a spray-on adhesive such as WEB's Filter Charger (14 oz. aerosol ~$5.97 at Home Depot) that helps filters capture more airborne dust. This type of adhesive is already applied to new replacement filters, but is lost when they are vacuumed or washed. HVAC Water Condensation Alarms: You may desire to place a water condensation alarm in your HVAC drain pans to prevent accidental overflow situations during the A/Csummer months. The alarms are available in the management office (Cost $10/each) and may be requested using the online workorder form.
6a. HEAT & AIR CONDITIONING UNITS (HVAC): McQuade Units
Select image below to view maintenance information.
6b. HEAT & AIR CONDITIONING UNITS (HVAC): Trane Units
Select this link to view Trane Theremostat operating instructions.
Select the image below to view maintenance information.
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
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
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
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 and cleaning.
The TRACO windows and sliding door installation will benefit from routine monthly maintenance.
Your new TRACO windows and doors will last for many years with maintenance and routine care when these guidelines are followed:
Glass Cleaning - The window glass can be cleaned with any standard non-abrasive glass cleaner.
Hardware Lubrication: Lubricate the moving parts with Silicone Spray (Black Magic Silicone spray found in any auto parts store).
Monthly: Operate sash several times to keep the balances lubricated and prevent sticking. Inspect for broken or missing hardware and weather stripping.
Every Three Months: Vacuum the window frame sill to remove dirt or foreign matter which may have accumulated.
Every Six Months: Clean the window frame, sill, and jam ap solution to remove any buildup of dirt, sludge, or grime which may interfere with the operation.
Sliding Glass Doors
Every Three Months: Vacuum the door frame sill to remove foreign matter which may have accumulated. Inspect for missing parts and weather stripping.
Every Six Months: Clean the door frame, sill, and jambs with a mild soap solution to remove any buildup of dirt, sludge, or grime, which may interfere with the roller system.
You may also obtain the instructions at the management office.