Maintenance Procedures

Emergency Defined

Anything relating to the property under the lease that is threatening to life, health, or the property.

Emergency Examples

Fire, tree blown on the roof, flooding, sewage back up, gas odors, broken water pipes, electrical arcing/sparking/or electrical fire or other serious issue, furnace out (if in winter).

If the emergency is life-threatening, call 911 immediately!

If you smell gas or have a Carbon Monoxide Detector is sounding, Turn off the Gas Shut-Off to the utilities, open the windows, and contact your Gas company emergency line.

For a Plumbing, Electrical, or Gas emergency, please contact us at:

(651) 777-5500 option 3. When prompted press option 0 for our 24 hour emergency line.

The Following are NOT Emergencies

Refrigerator out, locking yourself out of the house, oven not working, a/c out, water heater out. 33rd Company^® is not liable for loss of food caused by appliance break down.

While we will do everything we can to facilitate the fastest repairs possible, non-emergency repairs are scheduled with our vendors on an as-available basis.

33rd Company's Maintenance Procedures

Properties by their nature will experience problems from time to time. Our owners are interested in keeping the property in good repair. We will do our very best to keep the properties in fully operational condition. Use our Online Maintenance Request Form to submit work orders any time of day online. We will receive the email and respond within 2 business days.

Online Maintenance Request Form.

Written Request

33rd Company, Inc.^® has a policy of responding to written requests only unless it is an emergency. Our preferred method of sending us a maintenance request is through our website. If you can't submit an online work order, then you can also call in the maintenance issue at (651) 777-5500 option 3. Please pay attention to the following:

Be specific when describing the problem: when did it start, how severe is it, has it been addressed in the past, etc. Our on-line Maintenance Request allows you to upload pictures if available.
Make sure you provide your phone number (office, home, pager, voice mail, mobile, etc.)
33rd Company^® will contact you within 48 hours to discuss the service request.
33rd Company^® will assign a maintenance contractor to handle the request. The contractor will contact you directly to schedule a time to address the problem. If you do not call them back the work will not get done. How they enter the property is up to you.

Service Limitation

There are certain times we may be unable to service your maintenance requests immediately. Here are some things to think about:

Availability of contractors often dictates our response time. In the summer months, air conditioning repairmen are busy and repairs often take 3 to 5 days (longer if the unit needs to be replaced).
Do not expect cosmetic corrections. If it does not affect your lifestyle, it may not get corrected.
Large repair efforts may require that we get additional estimates, or have some type of interface with owners regading the decision to repair or replace certain things.
It can be difficult to get contractors to respond during weekends, holidays and in extreme weather.

Missed Appointment Charge

If you schedule an appointment with a contractor and fail to show up, you will be responsible for their trip charge.

Maintenance Charge Backs

33rd Company^® is responsible for repairing or replacing items broken by normal use. Occasionally, residents cause damage by accident, misuse or abuse. If the maintenance contractor reports to 33rd Company^® that the damage was not caused by normal use, 33rd Company^® will charge the repair back to you. Failure to pay for these charges could cause default of your lease.

Scheduled Maintenance

Some owners have requested that 33rd Company^® perform certain services on the property automatically in order to keep it in good condition. These services may be done with little or no notice to you. For instance: fall and spring landscaping, gutter cleaning, HVAC service, termite inspections, etc. City License Inspections may also be scheduled as required. If these services require contractors to enter the property, every effort will be made to set an appointment with you at least 24 hours in advance of the visit.