Residential Lease Contract per paragraph 5 (Tenant Obligations), 10 (Damages), and 17 Limitation of Remedies and Damages defines the responsibility of the tenant and the landlord in handling repairs and damages. They are sumarized below.

1. All maintenance request must be done in writing (website submission, email, fax, letter mail).

2. If the item at question is caused by tenant outside of normal usage, the repair bill will be charge to tenant.

3. Report of item damages must be done so in reasonable time within the occurance. Failure to do so when damages exceed normal course will result in great damages which will be charge to tenant.

4. Tenant must take active preventive measurements and/or measures upon the item of issue. Damages beyond normal cause will be bill to tenant.

5. Tenant failure to be present or make home available for repair when agreed upon of date and time will be charge minimum of a Trip Charge of $60.

Click here to submit a maintenance request.

Common Maintenance Requests

We have listed below a list of most frequent repair items we receive in the office. We post them here to help you resolve them independently where possible to save cost. You as tenant are responsible for repairing of items as the terms of the lease contract. However, there are cases when the owner will be called to pay for the repairs as appropriated noted in the examples.

1. My disposal stopped working.

The first place we suggest you look for is a switch. It is probably tripped. The switch is usually located by the kitchen sink above the countertops. If you are not sure which switches it is, try toggling them all. The one that appears to have done nothing is probably the switch for the disposer. If this step does not get the disposer back on, the next step is to reset the disposer. The reset button is on the bottom of the disposer. You will need to get on your knees to lower your head enough under the sink to see the bottom of the disposer. There is a button like shape (red, black) you can push into and you will feel like it click when you push it. The click signal that the disposer has been reset. If the 2nd technique does not appear to work, it is possible the blade in disposer is stuck. You usually can tell this if the hear the motor starting when you turn the disposer on but it grinds to a hault. To loosen the blade, turn off the disposer first. Jam something long enough that it can reach the bottom of the disposer to break loose the blade. DO NOT IN ANY CIRCUMSTANCES PUT YOUR HAND IN THE DISPOSER. Give the blade several jolt. Afterward, switch the disposer on. Usually, this will do the job.

Lastly if the techniques above fails to get the disposer started, contact our office and we will schedule a repairman to come out to your property. Note that if the repairman determines the problem is due to misuse of the disposer (fork in the disposer, baby bottles in the disposer, bones in the disposer, excessive man-made items in the disposer), we will charge the expense of the repair to you as called for in the lease contract.

2. My dishwasher stopped running.

This usually happens frequently if you have not use the dishwasher for weeks. The dishwasher is a device meant to be use frequently. This means about 3 times a week. If you don't use it, the motor gets stale and get stuck. To start it, you need to remove the bottom panel and spin the wheel to get the motor going. We don't suggest you do this if you are not mechanically incline. When you first move-in the home, our office agent normally have the dishwasher run in front of you to proof that the dishwasher works. If you fail to use it frequently and this problem occurs, it will be is your responsibility to repair the dishwasher. If the dishwasher fails to operate per our evaluation, we will have the owner pay for the repair as called fourth by the terms of the lease contract.

3. My heat does not warm the house.

We get this most when at the beginning of winter. The most common cause of this is that the pilot has not been lighted. You need to locate where the furnace is, usually it is either in a back closet or under the crawspace, follow the instruction on the equipment to light the pilot. Your other option is to call a HVAC technician to come out to light it. If this does not fix the problem, then contact our office. We will schedule our own technician to come out to repair the problem.

4. My AC does not blow cold air.

This normally is due to low freon. We usually get this type of call at the beginning of a hot season. You will need to contact our office so we can have our HVAC come out to replenish the freon in the system.

5. My outlets in the kitchen stop working suddenly.

This usually is due to circuit load by an appliance such as new microwave,

Emergencies warrants immediately attention by city authorities. They include the following:

Fire/smoke in the house

Gas leaks or gas odor inside the house

Waterline burst (if possible please turn off the main water line before calling us)

If this is an emergency call 911, then call our 24-hour phone line at 919-544-2922. For non-emergency repairs, submit in writing the repair request on our website (www.Phoenixpropertync.com) or by fax.

It is your responsibility to handle each emergency incident as call fourth by the rental contract. You are responsible for the incident, damages, etc.. If a fire, call 911. If leaking or plumbing, follow the lease terms ie. call our office and take property action to stop the leaking. See our guidelines below if you are unsure. Best policy is always to call our office and take the appropriate action as called for in our lease agreement.

Note, if the need for repair is caused by you or the repair does not fall within "normal wear & tear", the cost of repair will be charged to you. If you are the cause for the repair we highly encourage you, as the tenant, to repair the fault whenever possible before contacting us.

Here are a few examples of calls we frequently receive that are non-emergency and/or tenant caused.

Example #1

Problem: Disposal stops working.

Possible Reason: Utensils or Sponge stuck down in it.

• Solutions: Remove debris inside the disposal, push the reset button on the bottom of the disposal and turn the disposal on again. Or push the re-set button on the GFCI if there is one.

Example #2
• Problem: Air condition settings won't change, AC thermometer is not working.
• Possible Reason: Low Battery.
• Solutions: Your programmable thermometer is often run by battery. All it may need is a new battery.

Example #3
• Problem: My AC is not flowing cool enough air.
• Possible Reason: Filthy AC filters or blocked air vent.
• Solution: To keep the air conditioner in good shape, the filters need to be replaced regularly. It is suggested that you use the "blue" color filters (.25cent) and replace monthly. The filters can be purchased in most home improvement stores as well as Wal-Mart.
• Second Solution: AC requires air intake to produce cool air. If the AC vents are blocked, this will cause the AC to work harder while netting little result. When this happens, your bill goes up yet you will continue to receive little cool air. Therefore, check your air vents and make sure they are clear of obstacles and clean.

Example #4
• Problem: Fire alarm keep beeping, what should I do?
• Possible Reason: Low battery.
• Solution: Replace with new battery.

Example #5
• Problem: My kitchen outlet stopped working.
• Possible Reason: Recent use of appliance such as a portable grill tripped the GFCI.
• Solution: Press reset on outlet. Your house is wired in series and each line can only handle so much electricity running through it. A refrigerator, hair dryer, or a cooker will usually trip the circuit. This is for your protection. In this scenario, you need to check if there is any GFCI outlet close to the vicinity. If so, push the "re-set" button and see if the electricity returns to the outlet. If not, go next to the circuit breaker box. This usually is located in the garage, hallway, or in utility room. Open the panel, lookup the tab for the area where the circuit may be tripped (kitchen, etc.), toggle the tab from "OFF" back to "ON". In the event we send out a repairman to resolve the electrical failure, if the problem is due to a tripped breaker or GFCI outlet, we will charge you the cost of the service.

Here are some common maintenance issues that are paid by the owner:

AC condenser leaks.

AC not cool due to low freon.

No hot water. Reason: Water heater tank lighter kit broke. Housing replaced.

Leaks on the ceiling. Reason: Attic water heater overflow or roof leakage. Refer to your lease contract for your areas of responsibility when it doubt. Also, feel free to contact our office via email or phone if you have any questions.

Preparing For Cold Weather

Winter is Here!

With such cold weather, it is important to take steps to keep exposed pipes from bursting and to make sure pets are protected. Low temperatures can also result in more dead car batteries. Weak batteries typically go dead in frigid weather. Please take a moment to read over these other helpful tips on making it through the Winter season safely.

Preparing Your Home

Check your emergency supplies. As with your hurricane preparedness, you need: drinking water, first aid kits, nonperishable/canned foods (and a method of opening them), flashlights, radio and spare batteries. If you intend to stay home in times of power outages, have a safe alternate heat source, such as a fireplace, wood burning stove, kerosene heater or camp stove. Check your smoke and carbon monoxide detectors. Do not forget extra bedding, particularly if you anticipate additional family members coming to wait out the storm at your home. Keep your vehicles in good working order, and keep them fueled. Put a mini winter emergency kit in each of your vehicles, especially if you plan to travel.

Remind your family what the warning terms mean and the actions you should take in each:

• • Winter Storm Watch - Be alert, a storm is likely.
  • Winter Storm Warning - Take action, the storm is in or entering the area.
  • Winter Weather Advisory - Weather conditions are expected to cause significant inconveniences and may be hazardous, especially to motorists.
  • Frost/Freeze Warning - Below freezing temperatures are expected and may cause damage to plants, especially crops and fruit trees. Know how to turn off gas, electric power and water to your home. Plan ahead of time on what you should do to assist elderly or disabled friends and neighbors in your area.

Heating Your Home

Never use a range or oven to heat a room. The range is designed for cooking, not space heating. Using a range for heating purposes is a dangerous practice. Carbon monoxide (CO) is a colorless, odorless and tasteless gas that is the product of incomplete combustion. If you heat your home with oil, natural gas, wood, propane or coal, your heating system can produce CO if it is not working properly, or if a flue, chimney or vent is plugged. CO can cause flu-like symptoms including headache, dizziness, nausea, weakness and/or loss of muscle control. Install a carbon monoxide detector in your home or apartment. A CO detector can be purchased at any home improvement or hardware store.

Test your heating system before you need it. Some manufacturers suggest having systems inspected annually and doing it before the heating season begins can avert problems during the winter months. Replenish your fuel supply (wood, coal, oil or propane) before prices increase for the season. Inspect your hot water heater. Refer to your owner's manual to determine what to check as these items will differ depending on the type of heater you use. Insulate against drafts. This is one of the most important tasks you can do to ensure maximum comfort and energy efficiency. If you have them, Clean and inspect wood and coal burning stoves. Make sure doors are properly sealed, the flue is in good condition and the chimney is clean. Drain outside water connections. Drain and store hoses for the winter and disconnect outside water supplies to prevent frozen pipes.

Test and clean smoke detectors. The use of portable heaters and other sources of supplementary heat dramatically increases the incidence of fire. Make certain all smoke and heat detectors are in proper working condition by testing or replacing the batteries and by cleaning unitsof and removing all dust particles.

Did you know that the average American credit score is 692 ? If your score is lower borrowing gets really tough.

Here's a good chart that explains the impact of your score: 

720 – 850 - Excellent – The best financing terms and represents the best score range 

700 - 719 - Very Good – qualifies to receive favorable financing 

675 - 699 - Average – will qualify for most loans 

620 - 674 - Sub-prime – May qualify but will pay higher interest 

560 - 619 - Risky – Might have trouble getting a loan 

500 – 559 - Very Risky – You need to work on improving your rating 

Get Your Credit Score Now

Financial Infomation

Rent is due 1st of each month for that month.

There are a variety of option in the methods to pay your monthly rent:

1. Visit Our Office. Come into Phoenix rental office and pay us directly. Our office is 'always' open for rent payment because when the office is close, there is a drop-off box for rent to be dropped off. When you do drop of the check, please make note in your drop-off that the check is for which property.

2. Mail in your check. You are responsible that the check gets to us. Therefore, give yourself and the Post-Office enough time to get your rent to us. Neither the Post Office or Phoenix is responsible for your rent.

3. Wire rent to Phoenix. You can have the rent automatically wire to Phoenix from your bank. This must be instructed by you to your bank. Contact Phoenix for our account information. Note setting up the wiring at some bank requires week so plan ahead.

Note the following when you make your payment:

• Phoenix accepts personal checks, cashier's checks, Money Gram, Money order, and credit card (3% transaction fee).

• On all checks, cashier's checks, Money Gram, to include your name and rental property address.
• Make check payable to "Phoenix Realty".
• If you are late once or write us a bad check, all future rent will need to be in cashier check or cash. No exception.
• Rent is considered paid on the day we receive your check. If you mailing to us, make sure it is sent early enough to ensure the mail arrives on the date due. We are not responsible for loss mail or is the mailman. It is your responsibility to ensure the rent is paid.
• Credit card accepted are Visa, Mastercard, and Discover Card. There is a 3% charge for the transaction for the service provider charges. This value may change at any time. So verify with us.

 

News from Your City, Neighborhood, HOA

CITY OF DURHAM SUMMER NEWS - OUTDOOR WATERING & TRASH PICKUP

The summer weather has brought abnormally dry conditions to the Triangle, and residents are asked to be mindful of their outdoor water usage and to follow the City of Durham's Year-Round Water Efficiency Ordinance.

Here's what you need to know: Odd numbered addresses may use outdoor irrigation systems on Tuesday, Thursday and Saturday; Even numbered addresses may water on Sunday, Wednesday, and Friday. No watering is allowed between 10 am and 6 pm, and no watering is permitted on Mondays.

Regarding trash pickup: To combat the heat and its effect on City of Durham employees, the city's Department of Solid Waste Management is adjusting its solid waste, yard waste, recycling, and bulky item collection schedules to begin earlier each day. Through September 30th, the City is asking residents to place their carts on the curb the night before their normal pick-up day since work crews may start collections at 6 am.

 

CITY OF DURHAM WATER METER REPLACEMENT PROJECT SET TO BEGIN THIS SUMMER

The City of Durham Department of Water Management is slated to begin its water meter replacement project utilizing automated meter reading (AMR) technology this summer. Phase 1 of the project will affect residential customers north of Interstate 85. While the first phase of this project addresses northern Durham, eventually, every water meter in the city will be replaced.

What Customers Can Expect

The water meter replacement and automated meter reading project is a major undertaking and will require cooperation between the City, the contractor, and customers. Every effort will be made to minimize any inconvenience to customers during this period. As each meter is replaced, a door-hanger will be left to notify you that the change-out has been made. If the contractor is unable to replace the meter due to an obstruction or other obstacle, you will also be notified and contacted to coordinate a resolution. AS a result of work on each meter, customers may notice discolored water and/or debris. IF this occurs, customers should run their taps until the water runs clear. (As always, this water can be collected for use in household plants and gardens.)

If you have questions about this project, visit www.durhamnc.gov or contact the Department of Water Management Water and Sewer Maintenance Division at (919) 560 4344.

PLEASE OBSERVE RALEIGH'S WATER CONSERVATION MEASURES

The City of Raleigh has permanent everyday water conservation rules in place as recommended by the Water Conservation Advisory Council.

The rules apply to all customers using water from the City of Raleigh Public Utilities Department in Raleigh, Garner, Knightdale, Wendell, Zebulon, Wake Forest, and Rolesville. Customers using automatic or non-automatic irrigation systems may water their lawn from 12:00am to 10:00am on Tuesday, Thursday and Saturday for addresses ending in an odd number. Wednesday, Friday, and Sunday are watering days for even-numbered addresses. Hose-end sprinklers may be operated from 6:00am to 10:00am and 6:00pm to 10:00pm on the same odd and even address schedule as sprinklers systems. No irrigated is allowed on Monday.

All irrigation systems and hose-end sprinklers must be operated to prevent water from being wasted on impervious surfaces such as driveways, sidewalks, streets, and parking lots. All area restaurants may only serve drinking water upon a customer's request. Hotels and motels must ask guests spending more than one night to use the towels and bed linens more than once between laundering.

A 45-day new landscape irrigation establishment permit may be obtained from the City of Raleigh Public Utilities Department for a $50 fee. The permit allows for the irrigating of new whole-yard first seeding, establishing new sod, or for large commercial plantings.

A first violation of the water conservation rules will result in a written warning, a civil penalty of $50 for a second violation, and $200 for a third violation. A fourth violation will result in interruption of the customer's water service.

 

ADEQUATE FOOD AND SHELTER FOR ANIMALS ARE REQUIRED

A City of Raleigh ordinance requires people to provide adequate food, water, and shelter for any animal for which they are responsible. The ordinance requires that shelter consists of an enclosure with at least three sides, a roof and a floor. Proper ventilation and sufficient room for the animal are also required.

Failure to compy with the ordinance is a class-one misdemeanor, punishable by a fine and incarceration. To report suspected abuse of an animal, contact the City of Raleigh Animal Control Unit at 831-6311.

 

RALEIGH RESIDENTS TAKING ADVANTAGE OF TOILET REBATE PROGRAM

Raleigh residents looking to save money and save water can benefit from a rebate program by installing low-flow toilets. The City of Raleigh Public Utilities Department is offering $100 rebates per toilet for the purchase of an EPA WaterSense certified toilet. The high-efficiency toilets use 20 percent less water.

To find a list of qualifying toilets, visit: http://epa.gov/watersense/pp/find_het.htm

To qualify for the rebate, customers must be in one of the following municipalities: Raleigh, Wendell, Garner, Rolesville, Knightdale, Zebulon, or Wake Forest. Customer must be current on their bil and not owning past due fees; Replace an old 1.6 gallons or higher flush volume toilet with an EPA WaterSense certified toilet, and; Agree to a post-installation inspection.

For more information, call the City of Raleigh's water conservation specialist, Cinnamon Black, at 857-4551.

WaterSense, a partnership program sponsored by the U.S. Environmental Protection Agency, makes it easy for Americans to save water and protect the environment. Look for the WaterSense label to choose quality, water-efficient products. Many products are available and can result in a tremendous water savings for your home. For more information, visit www.epa.gov/watersense.

 

PLEASE REPORT BACK-UPS OR OVERFLOWS IMMEDIATELY!

Please call the Public Utilities Operations Division at 250-2737 to report a sewer back-up or overflow. When calling at times other than 8:30 am to 5:15 pm, Monday through Friday, please dial the after-hours emergency number -- 829-1930.

 

It's the Law

Raleigh City Code requires dogs and cats four months of age or older to be registered annually and display a current City of Raleigh dog/cat tag at all times. If you didn't register your pet at the time they were vaccinated against rabies, you can register by mail by completing the attached "Dog/Cat Tag Application" and enclosing payment. (Available Here) You also may register in person at the locations listed below. Pet owners who fail to register their pets are subject to a $50.00 fine. It's Simple - You'll receive a numbered tag which attaches to your pet's collar so that if your pet ever gets lost, Animal Control can return your pet. It's only $7.00 per pet if spayed or neutered; $14.00 per pet if unsterilized. It's Healthy ­ for Pets and Owners Rabies vaccinations are essential to your pet's health. Didyou also know that rabies is life-threatening for humans if not treated properly? Animal registration helps the City monitor compliance with State of North Carolina rabies vaccination laws. It also helps Animal Control identify family pets should an animal become lost. And the fees from registration are used to care for animals at the City shelters and investigate complaints about stray animals. Please register your cat or dog today. For more information, call 1-888-738-3463, ext. 22 or log on to www.raleighnc.gov and click on Make Online Payments.

Register at These Veterinarian Locations:

Armadale Animal Hospital 10018 Strickland Rd. . . . . . . . . . . . . . . . . . . . 847-1972
Banfield Pet Hospital 2800 Millbrook Road . . . . . . . . . . . . . . . . . . . . . . . 790-8337
Boulevard Animal Hospital 3900 Western Blvd. . . . . . . . . . . . . . . . . . . . . 828-7468
Bowman Animal Hospital 8308 Creedmoor Rd. . . . . . . . . . . . . . . . . . . .847-6216
Companion A.H. of Wakefield 11021 Wakefield Commons Dr. . . . . . . . . . .488-5300
Crossroads Vet Hospital 1112 Jones Franklin Rd. . . . . . . . . . . . . . . . .851-8979
Dixie Trail Animal Clinic 3044 Medlin Dr. . . . . . . . . . . . . . . . . . . . . . . .781-5977
Duraleigh - Oak Park Animal Hospital 5919 Creedmoor Rd. . . . . . . . . . . . .783-5191
Falls Point Animal Hospital 9500 Falls of the Neuse, Ste 120 . . . . . . . . . .841-4211
Falls Village Vet Hospital 7005 Harps Mill Rd. . . . . . . . . . . . . . . . . . . .847-0141
Fisher Veterinary Hospital 3700 Gresham Lake Rd . . . . . . . . . . . . . . . . .790-0412
Gentle Care Animal Hospital 100 Kumar Ct. . . . . . . . . . . . . . . . . . . . . . . . .852-4386
Glenwood Animal Hospital 5725 Glenwood Ave. . . . . . . . . . . . . . . . . . . .783-7387
Hidden Valley Animal Clinic 2315 Lynn Rd., Ste. 104 . . . . . . . . . . . . . . . . .847-9396
Lake Wheeler Veterinary Hospital 2720 Lake Wheeler Rd. #105 . . . . . . . .829-5511
Leesville Animal Hospital 9309 Leesville Rd. . . . . . . . . . . . . . . . . . . . . .870-7000
Magnolia Animal Hospital 4200 Capital Blvd. . . . . . . . . . . . . . . . . . . . . .873-9190
Mitchell Mill Animal Hospital 4012 Mitchell Mill Road . . . . . . . . . . . . . . . .266-8177

NO AMMONIA IN MARCH DRINKING WATER 02/12/2009

 

Apex	Cary	Chapel Hill	Durham
Electricity	Electricity	Electricity	Electricity
Town of Apex	Progress Energy	Duke Power	Duke Power
919-362-8676	919-508-5400	800-600-3853	800-600-3853
Progress Energy	800-452-2777
800-452-2777
Gas	Gas	Gas	Gas
Public Service of NC	Public Service of NC	Public Service of NC	Public Service of NC
877-776-2427	877-776-2427	877-776-2427	877-776-2427
Water & Sewer	Water & Sewer	Water & Sewer	Water & Sewer
Apex Utilities	Cary Water Dpt.	Orange water/sewer	City of Durham
919-362-8676	919-469-4050	919-968-4421	919-560-4411
Trash Collection	Trash Collection	Trash Collection	Trash Collection
Apex Public Works	Cary Sanitation	Town of Chapel Hill	City of Durham
919-362-8676	919-469-4050	919-968-2796	919-560-4185
Cable	Cable	Cable	Cable
Time Warner Cable	Time Warner Cable	Time Warner Cable	Time Warner Cable
866-489-2669	866-489-2669	866-489-2669	866-489-2669
919-595-4892	919-595-4892	919-595-4892	919-595-4892
Telephone	Telephone	Telephone	Telephone
Bell South	Bell South	Bell South	Verizon
919-780-2355	919-780-2355	919-780-2355	800-483-4000
888-757-6500	888-757-6500	888-757-6500
Fuquay-Varina	Garner	Holly Springs	Knightdale
Electricity	Electricity	Electricity	Electricity
Progress Energy	Progress Energy	Progress Energy	Progress Energy
919-508-5400	919-508-5400	919-508-5400	919-508-5400
800-452-2777	800-452-2777	800-452-2777	800-452-2777
Gas	Gas	Gas	Gas
Public Service of NC	Public Service of NC	Public Service of NC	Public Service of NC
877-776-2427	877-776-2427	877-776-2427	877-776-2427
Water & Sewer	Water & Sewer	Water & Sewer	Water & Sewer
Town of F-V	City of Garner	Town of Holly Springs	Town of Knightdale
919-552-1406	919-772-4688	919-557-3920	919-217-2212
Trash Collection	Trash Collection	Trash Collection	Trash Collection
Town of F-V	Public Works	Town of Holly Springs	Town of Knightdale
919-552-1406	919-772-4688	919-557-3920	919-217-2212
Cable	Cable	Cable	Cable
Time Warner Cable	Time Warner Cable	Time Warner Cable	Time Warner Cable
866-489-2669	866-489-2669	866-489-2669	866-489-2669
919-595-4892	919-595-4892	919-595-4892	919-595-4892
Telephone	Telephone	Telephone	Telephone
Sprint	Bell South	Bell South	Verizon
919-556-0080	919-780-2355	919-780-2355	800-483-4000
800-672-6242	888-757-6500	888-757-6500
Morrisville	Raleigh	Wake Forest	Zebulon
Electricity	Electricity	Electricity	Electricity
Progress Energy	Progress Energy	Wake Electric	Wake Electric
919-508-5400	919-508-5400	919-554-6100	919-554-6100
800-452-2777	800-452-2777		Progress Energy
			919-508-5400
Gas	Gas	Gas	Gas
Public Service of NC	Public Service of NC	Public Service of NC	Public Service of NC
877-776-2427	877-776-2427	877-776-2427	877-776-2427
Water & Sewer	Water & Sewer	Water & Sewer	Water & Sewer
Town of Morrisville	City of Raleigh	Town of W F	Town of Zebulon
919-463-6200	919-890-3245	919-554-6100	919-269-7455
Trash Collection	Trash Collection	Trash Collection	Trash Collection
Town of Morrisville	City of Raleigh	Town of W F	Town of Zebulon
919-463-6200	919-890-3245	919-554-6100	919-269-7455
Cable	Cable	Cable	Cable
Time Warner Cable	Time Warner Cable	Time Warner Cable	Time Warner Cable
866-489-2669	866-489-2669	866-489-2669	866-489-2669
919-595-4892	919-595-4892	919-595-4892	919-595-4892
Telephone	Telephone	Telephone	Telephone
Bell South	Bell South	Sprint	Bell South
919-780-2355	919-780-2355	919-556-0080	919-780-2355
888-757-6500	888-757-6500	800-672-6242	888-757-6500