Service & Maintenance
Need something taken care of?
We're here to keep your home running right. Use the guide below to understand how and when to reach us — and what to do in an emergency.
Response Time
Within 1–2 business days
For all non-emergency requests
Maintenance Guide
Know what to expect — and when to call.
Not every issue is an emergency. Here's a practical guide to help you understand your responsibilities as a tenant and when to reach out to us.
Level 1 · Tenant Responsibility
Routine & Preventive
Everyday upkeep that's part of caring for the home — no need to contact us for these.
- Replacing light bulbs and batteries (smoke detectors, remotes)
- Changing HVAC filters every 1–3 months
- Keeping drains clear and free of buildup
- Keeping the property clean and free of debris
- Pest issues — ants and roaches
- Yard upkeep if specified in your lease
Level 2 · Contact Us
Non-Urgent Service Call
Needs attention but isn't an emergency. Call or email during business hours and we'll schedule a visit.
- Appliance not working properly (dishwasher, oven, washer/dryer)
- Slow drain or running toilet
- HVAC not cooling or heating efficiently (mild weather)
- Pest issues — other infestations (e.g., rodents)
- Door, window, or lock problems (non-safety)
- Minor leaks that are contained and not worsening
Level 3 · Call Now · 24/7
Urgent / Emergency
Call (918) 862-2000 immediately — do not wait until business hours.
- Gas leak — leave the property and call from outside
- Flooding or burst pipe
- No heat when temperatures are below 40°F
- Electrical hazard — sparking, burning smell, no power
- Sewage backup
- Lockout or broken exterior lock (security risk) — additional fees may apply
- Anything that poses a health or safety risk