Maintenance
J. Luis believes that a property that is maintained will realize its maximize potential and the return of the investment will not only be greater, but will appeal to many more prospective tenants. Through established relationships with licensed and insured professionals, quality maintenance services are provided promptly.
Tenants with maintenance requests must do so in writing and can be submitted by any of the following:
•By filling out our Online Maintenance Request Form
•By downloading our Resident Maintenance Request form and faxing it to 888-602-6789
• Mailing it to P.O. Box 770786, Miami, FL. 33177
• Bringing it to our office
• The Maintenance Request Form may be filled out at our office
J. Luis also handles maintenance items covered by the Homeowners Associations.
Emergency Maintenance
If the emergency is life threatening, dial 911. If other emergencies occur, there is a 24 hour personally answered emergency maintenance line. A list of our 24 hour emergency providers is supplied to each tenant and also listed on our emergency line.
Anything that endangers the well being of the occupants of the property or threatens severe damage risk to the property, if not corrected immediately, qualifies as an emergency. Operators have a specific list of items that are covered. Items outside of the scope of these items will not be treated as emergencies.
Tenant Responsibilities
The tenant is required to maintain the property in a neat and clean condition. They are also required to perform minor repairs, such as replacing light bulbs and items not requiring a skilled craftsman.
Landlord Responsibilities
The landlord must keep the property in a maintained and habitable condition. The Florida Residential Landlord and Tenant Act mandates that the smoke detectors be tested and batteries replaced immediately prior to the occupancy of a property. J. Luis takes care of this for their clients in compliance with the law and records it in the property history and for the protection of our clients. J. Luis does not allow property owners to perform this task.
Tenant Lock Change Request
All entry locks are changed immediately prior to each new tenant moving in. Should the tenant desire to have the locks changed themselves during tenancy, they must first submit a Resident Lock Change Request form. Only after they are approve may they proceed with the work. It must be done by a licensed locksmith and three keys to each new lock must be provided to the office within 24 hours of the work completion.
Tenant Maintenance/Paint Request
Any work requested to be done by a tenant must be submitted to J. Luis in writing and have written approval prior to the work commencing. This includes any work related to painting, carpeting, landscaping, wallpaper, fixtures, and any structural work, no matter how minor or trivial the work may be.
Maintenance Request Turnaround
Many factors that go into each request and J. Luis cannot guarantee set a timeline. J. Luis’s goal is to contact the tenant the same day the request is received and have all maintenance request closed out within 5 business days.
Owner Maintenance Request
Owners are allowed to make repairs themselves however, J. Luis will not participate in “partial repairs” where the owner does some of the work and J. Luis performs others. Should J. Luis be required to meet owner specified contractors, there will be a charge for this additional service. Experience has proven that J. Luis vendors can perform maintenance items faster, more competently, and less expensively than most other vendors.
Home Warranties
Many homeowners want assurance from unexpected breakdowns of covered appliances and major systems like plumbing, heating, electrical and air conditioning. With so much that can go wrong, a home warranty service agreement can give the assurance that there is someone there to help you with a problem on covered items. Call our office for details on this program.