Maintenance & Troubleshooting

Guide for Tenants in Salt Lake County

Our structured maintenance system helps protect the long-term value of the properties we manage for owners. We provide maintenance coordination for rental homes throughout Salt Lake County, including Salt Lake City, Sandy, Draper, and West Jordan.

Before You Submit a Maintenance Request

At M&M Properties, we are committed to maintaining safe, comfortable, and well-functioning homes for our residents throughout Salt Lake County.

Before submitting a maintenance request, please review the troubleshooting steps below. Many common issues can be resolved quickly without waiting for a technician.

If the issue cannot be resolved using the steps below, please submit a maintenance request and our team will respond promptly — typically within 1 business day.

General Maintenance Guidelines

Please review these basic guidelines before submitting a request:

  • Tenants are responsible for replacing light bulbs and HVAC filters, unless specified otherwise.
  • Always check your breaker panel and GFI outlets if power is out in part of the home.
  • Replace furnace filters regularly (every 1–3 months).
  • Never attempt repairs involving gas lines, major plumbing, or electrical wiring.
  • For emergencies (active flooding, fire, gas smell), call 911 first, then notify our office.

Taking a few minutes to check these items can often solve the issue immediately.

Plumbing Issues

Clogged Sink or Slow Drain

Slow or clogged drains are commonly caused by hair, soap buildup, grease, or debris.

Try this first:

  1. Remove visible debris from the drain opening.
  2. Use a plunger to create suction and loosen the blockage.
  3. Try a drain snake or hair removal tool.
  4. Avoid chemical drain cleaners, as they can damage pipes.

Watch: How to Unclog a Sink

Submit a maintenance request if:

  • Water backs up into multiple drains
  • The clog does not clear after basic attempts
  • You notice leaking under the sink

Clogged Shower or Tub Drain

A slow or clogged shower drain is usually caused by hair, soap buildup, and debris collecting in the drain line. Over time, this buildup restricts water flow and may eventually cause standing water in the tub or shower.

Addressing the issue early can often prevent a complete blockage.

Try This First:

  1. Remove visible debris. Carefully remove the drain cover if accessible and pull out any visible hair or buildup using a gloved hand or a drain tool.
  2. Use a hair removal tool or drain snake. Insert the tool gently into the drain to remove trapped hair. These inexpensive tools are available at most hardware stores.
  3. Use a plunger. Cover the overflow drain (if your tub has one) with a wet cloth. Place the plunger firmly over the drain. Push and pull 10–15 times to create suction.
  4. Flush with hot water. After clearing debris, run hot water for several minutes to help flush the line.
  5. Do NOT use chemical drain cleaners. These products can damage plumbing and create safety hazards for maintenance technicians.

Watch: How to unclog a Shower Drain

Submit a Maintenance Request If:

  • Water backs up into the tub while showering
  • The clog does not clear after basic troubleshooting
  • Multiple drains in the home are slow
  • You notice leaking near the tub or under the floor
  • There is a foul odor coming from the drain

When submitting your request, please include when the issue started and whether standing water is present.

Clogged Toilet

A clogged toilet is one of the most common maintenance issues in rental homes. Most clogs are caused by excessive toilet paper or flushing items that should not be flushed.

Important: Only human waste and toilet paper should ever be flushed. Wipes (even “flushable” wipes), paper towels, feminine hygiene products, and other materials can cause serious blockages.

Try This First:

  1. Stop flushing immediately. If the water level is rising, remove the tank lid and gently lift the float to stop more water from entering the bowl.
  2. Use a plunger correctly. Use a flange-style toilet plunger (not a flat sink plunger). Make sure the plunger fully seals over the drain opening. Push down slowly, then pull up firmly. Repeat 10–15 times.
  3. Wait and try again. Sometimes allowing the water level to lower for 10–15 minutes can help relieve pressure.
  4. Avoid chemical drain cleaners. These can damage plumbing and create safety hazards.

Watch: How to Properly Unclog a Toilet

Submit a Maintenance Request If:

  • The toilet overflows
  • Water backs up into the shower or tub
  • The clog does not clear after multiple attempts
  • The toilet clogs repeatedly
  • You suspect something was accidentally flushed

Please include details about when the clog started and whether the toilet has overflowed.

Appliance Issues

Garbage Disposal Not Working

If your garbage disposal stops working:

  1. Check underneath the unit for a small reset button.
  2. Press the reset button.
  3. Use an Allen wrench in the bottom slot to manually rotate if jammed.
  4. Never put hands inside the disposal.

Submit a request if the unit will not reset or continues to make loud grinding noises.

Watch: How to Reset a Garbage Disposal

Electrical Issues

Resetting a GFCI Outlet

If an outlet in your bathroom, kitchen, garage, or exterior area stops working, it may need to be reset.

Steps:

  1. Locate the outlet with “Test” and “Reset” buttons.
  2. Press the “Reset” button firmly.
  3. Check your breaker panel if it does not reset.

Watch: How to Reset a GFCI Outlet

Submit a request if:

  • The outlet will not reset
  • The breaker continues to trip
  • You see sparks or smell burning

Heating & Air Condition Issues

Furnace Not Working

If your heat is not turning on:

Step 1: Check the Thermostat

  • Make sure it is set to “Heat.”
  • Raise the temperature 3–5 degrees above room temperature.

Step 2: Check the Filter

  • A clogged filter can shut down the system.
  • Replace if dirty.

Step 3: Check the Breaker

  • Look for a breaker labeled “Furnace” or “HVAC.”

Watch: Furnace Troubleshooting Guide

Submit a request if:

  • The unit blows cold air, after changing the filter
  • You smell gas
  • The system does not turn on

Breaker Panel Troubleshooting

If power is out in part of your home:

  1. Locate your breaker panel.
  2. Look for a breaker that is in the middle position or off.
  3. Flip it fully off, then back on.

If the breaker immediately trips again, submit a maintenance request.

Watch: How to Reset a Breaker

Smoke Alarm Beeping or Not Working

Smoke alarms are critical safety devices in your home. If your smoke alarm is beeping, chirping, or not functioning properly, it is important to address it immediately.

Most smoke alarm issues are caused by low batteries.

If Your Smoke Alarm Is Chirping – This usually indicates a low battery.

Try This First:

  1. Replace the battery with a new 9-volt or AA battery (depending on model).
  2. Press and hold the “Test” button for 5–10 seconds.
  3. Make sure the battery compartment is fully closed.
  4. If the unit is hardwired, check that power has not been interrupted.

Chirping should stop after the battery is replaced.

If the Alarm Sounds Continuously (Not a Chirp): A continuous alarm may indicate smoke or fire.

  • Check immediately for signs of smoke or fire.
  • If there is any danger, evacuate and call 911.
  • Do not ignore an active alarm.

If the Alarm Is Not Working:

  1. Press the “Test” button.
  2. Replace the battery if it does not respond.
  3. Replace the battery if it does not respond.

Watch: How to Replace a Smoke Alarm Battery

Submit a Maintenance Request If:

  • The alarm continues chirping after battery replacement
  • The unit does not respond to testing
  • The alarm is physically damaged
  • The unit is more than 8–10 years old
  • You are unable to safely reach the device

Please include whether the alarm is hardwired or battery-operated (if known).

Smoke alarms are a required safety feature in all rental homes. If you are unsure whether your smoke alarm is functioning properly, please contact us immediately.

Emergency Maintenance Procedures

Call 911 immediately for:

  • Fire
  • Gas leak
  • Sever flooding
  • Carbon monoxide alarm

After contacting emergency services, notify M&M Properties as soon as possible.

For after-hours emergencies that could cause significant property damage, call our emergency maintenance line.

How to Submit a Maintenance Request

If your issue cannot be resolved using the steps above:

Please include:

  • A detailed description of the issue
  • Photos or videos if possible
  • When the issue started
  • Your availability for entry

Our team typically responds within 1 business day.

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