EMERGENCY MAINTENANCE

AFTER-HOURS & EMERGENCIES

After-Hours Emergency Maintenance request is any situation that could cause serious injury or loss of life and/or damage to the property. If your emergency is life-threatening or requires immediate assistance, please call 911 immediately for emergency first responders including police, fire or medical professionals.

If you have an after-hours emergency, please call our office number at 254-771-2228 and leave a message when prompted that includes your name, phone number, address, and description of your emergency. Your message will be forwarded to several staff members in the form of an e-mail. It may take up to 30 minutes or more for a staff member to receive your e-mail. Calling multiple times in a shorter time period will not expedite your request and in some cases could slow down the process of dispatching a maintenance staff member. We recommend also sending a separate e-mail to rentals@lvrmgt.com with your request and contact details.

 

Helpful Tips for Emergency Situations

Water Supply Line Leaks
All toilets and faucets in the house have a cut off at the wall or in the cabinet, and many leaks can be stopped by turning off the cutoff valve. If this does not stop the leak, then there will be a water cutoff located at the City water meter located close to the street in most cases. In some locations, the meter may be in the rear of the unit close to an alley. If you cannot find the meter or cannot shut off the water cutoffs, you can contact the City’s emergency line for assistance in turning off your water to avoid any further damage to the units. For the City of Temple, call (254) 298-5611. For the City of Belton, call (254) 933-5823. If you are outside these city limits, contact your water provider and they should be able to assist you.

Sewer/Drain Back Up
Do not continue to run water down the drains in the house as this may cause the sewer to continue to back up, causing further damage to the property. If the sewer continues to flow into the property when no water is being added to any drains in the house, then the cause most likely is a city line back up. If this is the case, please contact the Public Works Department. For the City of Temple, call (254) 298-5611. For the City of Belton, call (254) 933-5823.

A/C Not Working
Please check to see if the pipes either outside the HVAC unit or inside the HVAC unit are frozen with ice. If you do see ice, please indicate that when you make your maintenance request call and turn the unit off so the ice will melt. If a maintenance technician comes out and the unit is frozen, there is nothing they can do until the ice thaws, thereby extending the time it will take to fix the problem.

Electrical Not Working
Please locate the electrical breaker panel and turn off the breaker to the area affected by the problem.

 

What is NOT considered an emergency?

Please note that if an after-hours maintenance call is made and it is determined to not be an emergency or is the result of neglect by the tenant, the tenant will be billed $75/hour. Situations that are not considered emergencies include:

• A/C calls after 4pm when the nightly temperature will be less than 90 degrees. In most cases we will not be able to fix your A/C the same day if your call comes in after 4pm. This is due primarily to the fact that the vendors we purchase supplies from close at 5pm and are not open on the weekends. While we understand that not having working A/C for the evening is a great inconvenience, it is not an emergency if temperatures are below 90.
• Heating calls after 4pm when the temperature is above 40 degrees. Our vendors for heating and A/C are the same and are not open after 5pm or on weekends.
• Water heater not working.
• Clogged toilets or drains.
• Appliances (refrigerator, stove, oven, microwave, etc.) not working.
• Locking yourself out of the house.