Ballo Realty Proberty Management


At Ballo Realty Property Management, we would like for your renter experience to be as positive and efficient as possible! We have assembled this area of our website to provide you with a number of tenant resources.

Maintenance Instructions


  • If you have a life-threatening emergency, please call 911. If you have an emergency, please submit a work order online and call your property manager immediately.
  • All maintenance requests must be submitted via your Online Tenant Portal. Our online portal ensures that your request is submitted immediately. Our goal is to process your maintenance request as smooth and timely as possible. It is important all maintenance requests have supporting documentation. Therefore please include as detailed information and pictures as possible.
  • If you have multiple maintenance issues to address, please number them individually and attach multiple pictures that show all areas of concern.  A member of our team will reach out to you As soon as possible.

Have a Maintenance Request? 

Please read the repair suggestions below to avoid unnecessary tenant charges to your account

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What is a Maintenance Emergency?

Air Conditioning/Heating

HVAC emergencies will largely depend on the temperature outside. A broken air conditioner in summer warrants a call for repairs (a temperature over 90 should be regarded as an emergency). We will prioritize calls based on the number of AC units in the property and both are not functioning.  On the other hand heating emergencies will be based on outside temperatures below 40.

Flood, Plumbing and Sewer

Not every plumbing problem is considered an emergency, but if you have a leak and can’t stop and/or water you can not clean up, you need to report immediately. Small water leak in the pipe can turn into a beyser. If you can contain the leak in a bucket, then it isn’t necessarily an emergency. Please turn off the water valve immediately to ensure no further flooding ensues.


Typically, complete electrical failure is usually caused by general electric outage. Please call your local electric company (i.e. Duke, etc). If you have smoking or sparking wires, consider it as an emergency. However, if you have a loss of partial power, check the fuse and GFI’s switches first.

Gas Leak

Contact your gas company immediately if you catch any scent. A natural gas leak may be present if you smell an odor similar to rotten eggs.

The Following issues are considered non-Emergency

  • No A/C or Heat if the exterior temp between 48-90 degrees
  • Poor water pressure
  • Fridge not cooling: We will have a technician request within 6 hours. At the same time, we are at their mercy to get someone out to the place. Please be prepared to get a cooler or ask your neighbors' help.
  • Tripped breakers or fuse
  • Dishwasher, stove, disposal microwave, washer or dryer malfunctions
  • Drippy faucets, toilets, or pipes.
  • Criminal activity, such as a break-in must be reported to your local police department and a report must be filed.

Common Maintenance Issues

  • No Power Contact your power company to make sure there are no outages. Then first check your electrical panel breakers to make sure they are on. Then if partial electricity out in the house, check your GFI breakers located throughout the house. See below.
  • No hot water. Check to see if the water heater gas or electric:
  • Make sure that you have electric and gas service is connected.
  • If electric hot water: Check for the fuse and make sure water tap on the hot water system is on.
  • If Gas: Check to see pilot light is on.
  • Stove is not working:
  • Check for the fuse. Check to see elements on the stove are connected firmly. Sometimes remove the element and cleaning fix the problem
  • Garbage disposal is not working:
  • Reset the breaker on the disposal. See “how-to” instruction below.
  • Check for a blockage in the disposal. Also use an allen wrench to loosen up the unit below.
  • Air conditioner is not working. Check to see if the fuse is off. See if the outside unit is running. Check to see if the battery is good in the thermostat.
  • Problem with the Toilet:
  • Water is leaking into the toilet. Replace the flap.
  • Blockage. Check to see if there are unidentified objects.
  • Slow Running Sink:
  • Bathroom sinks usually accumulate hair. Use boiling water down the sink to free up soap and hair.
  • Try baking soda, vinegar or both to free the blockage.
  • To remove hair and old soap from the pipe bend. Put the bucker under the pipe and catch the water. Unscrew the pipe under the sink. Clean the p trap bend pipe. Screw the pipe back together.

Please Take the time to locate the following:

  • Water Shut-Off Locations: It is usually in a closet, garage or under the property. There is also a main shut-off valve on the street.
  • Main Electrical Breaker box: Usually in the garage or in the laundery room
  • Gas Shut-Off Location: Usually next to water heater, behind gas stove, and/or next to the property
  • GFCI Switch Locations: Usually in the Bathroom, kitchen, garage, and/or outside outlet
  • Disposal Key: Under the sink
  • Emergency Lockbox: Located outside on the gas meter or next to the hvac
  • Air Filter Location: Usually in hallways and/or livingroom

Shut off valve location to turn off water to:

  • Toilet: Behind the base of toilet
  • Sink Faucet: Underneath sink inside cabinet
  • Front/Back Yard Landscape: front or side of home on ground
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Shut off valve location to turn off water to:

  • Water Heater: Usually located in garage, storage room, and/or attic
  • Entire House: In garage, along wall, knee/waist height (newer homes only)
  • Entire House: On sidewalk, rectangle lid 8X20, close the two loops (works on all homes)
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A circuit breaker is an electrical switch designed to protect from an overload or short circuit. Circuit breakers move slightly when “tripped”. And you won’t have power in that area of the home. To reset, turn the breaker to the OFF position, then back ON again.

Most homes have the GFCI outlets in kitchens, bathrooms, and garage. When you have loss of power, press the “reset” button located in the middle of the GFCI outlet.

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To turn off gas, close the two ring loops together

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  1. Push the reset button on the bottom of the disposal and then try it again.
  2. Make sure its cord is plugged into a working electrical outlet or hardwired to an electrical box. If necessary, reset the circuit breaker that supplies electrical power to it.
  3. To clear a jam, insert a 1/4-inch hex wrench into the hex-shaped hole in the underside of the garbage disposal and crank both directions a few times to free-up the impellers.
  4. If you don’t have a hex wrench, disconnect the power, put a short broomstick into the disposal, push it down against one of the blades, and try to rotate the impeller back and forth to free the jam.

You’ll find more detail about these steps below.

Don’t try to run the disposal if it hums but doesn’t grind—this could burn out the motor.

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You can clear hair and other buildups in drains by using drain cleaners (Draino, Hair Away, Liquid-Plumr). If a plumber finds improper items down a drain, Tenant is responsible for the repair cost.

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If there’s no power to the door, first reset the GFCI in the garage. If you need to manually close your garage door, here are the steps:

  • Pulling the emergency release handle disconnects the garage door from the garage door opener. This allows you to open and close the door manually. The emergency release handle is located at the end of a (usually) red rope that hangs from the garage door opener rail near the top of the garage door.
  • It takes some force to disengage the garage door from its track. Be careful not to pull too hard, as this can damage or bend the track!
  • Make sure there is nothing obstructing the door’s path to the floor.
  • Once disengaged, some doors will no longer have any tension and will immediately fall to the ground. It is important to have a second person securing the door and ensuring it doesn’t prematurely fall to the ground without aid.
  • After complete, be sure to contact and submit a maintenance request
    If the garage door does not close and keeps coming up. Look at the sensors to make sure it is clean. There are sometimes dirt, cobwebs or leaves that get stuck.
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The following are several tips to ensure the safety of all residents in the home: Unplug all heat-producing appliances to prevent a fire hazard. (toasters, irons, coffee makers, etc.)

  • Never leave a burning candle unattended.
  • Turn heating pads and electric blankets off when you leave the room to prevent fire hazards.
  • Never leave water running unattended.
  • If you have an upstairs bathroom, and you see water in the ceiling below, report the leak immediately.
  • Do not operate electrical appliances while standing or sitting in water.
  • Do not overload extension cords or outlets.
  • Place lamps on level surfaces and use the correct wattage bulb.
  • Avoid running extension cords over walkways, under rugs, or any place that could cause a tripping hazard.
  • If you suspect an electrical problem, report it to our office immediately.
  • Do not leave children unattended near open windows. Window screens do not hold weight.
  • Replace outside light bulbs so you can utilize lights properly when it is dark.
  • Do not remove smoke or carbon monoxide alarms. Change the batteries if they are beeping. Notify us immediately if the alarms appear defective.
  • Keep a portable fire extinguisher in the kitchen and garage.
  • Never leave grills or BBQs unattended. Do not set grills up against the house to prevent a fire hazard.
  • If you have small children, keep all dangling blind cords well out of the children
  • Street Parking: Some associations do not allow street parking
  • Landscaping: Must be in good, clean, and attractive order; no weeds, leaves or needles on the ground, and/or overgrown shrubs, trees, or grass.
  • Trash: All garbage must be kept in lidded trash receptacles, stored in concealed areas away from street view, placed curbside no more than 12 hours before and after pickup.
  • Vehicles: Must be operable and registered at DMV.
  • Vehicles Not Allowed: Boats, golf carts, jet skis, motor homes, trailers, campers, buses, commercial vehicles.
  • Truck Vehicle Allowed: Limit 1 one ton truck when used for everyday-type personal transportation.
  • Holiday Decorations: May be installed no more than 30 days prior and must be removed within 14 days following the holiday.
  • Antennas/Satellite Dishes: Needs landlord approval and may require HOA approval by submitting a design change form to the board.
  • Street Visible Improvements Alterations : Needs landlord approval and may require HOA approval by submitting a design change form to the board. Examples: exterior motion lights, security doors, garage doors, screen doors, landscape changes, etc.
  • Unsightly Articles Not Permitted: Garage doors remaining open when not in use, inoperable vehicles, basketball hoops, clotheslines, equipment, etc.
  • Nuisance: No unreasonably loud noises (musical instruments, speakers, pets, motorcycles, etc.), no trash odors allowed to accumulate, no personal property items stored outside, etc.
  • Signs: No signs (exceptions: security sign 1’x1’)
  • Diseases, Insects, Rodents: Must upkeep the premises to not allow insects or rodents to breed and regularly pick up debris and pet feces.
  • Animal Restrictions: Pets must be on a leash in outside, common areas, excrement must be disposed of, and no excessive and unreasonable barking or whining.
  • Single Family Use Only: Premises must not be used as professional trade or commercial use.
  • Rentals: No transient or temporary rentals (such as airbnb) less than 30 days.
  • Overhangs: Trees, shrubs, or other items may not overhang or encroach onto another lot.
  • Garage sales: 2 garage sales permitted per year and garage sale signs posted only 1 day prior.
  • Insurance: No hazardous or unsafe activity that would cause community premiums to increase.
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  • Assigned Covered Parking: Ask HOA Manager for space #
  • Animal Restrictions: Pets must be on a leash in outside, common areas, excrement must be disposed of, and no excessive and unreasonable barking or whining.
  • Patio: No items kept or stored on patios or balconies, except reasonable quantities (and size) of regular porch furniture and potted plants. No BBQ grill shall be kept or operated on any patio or balcony, or within 10 feet of the building.
  • Holiday Decoration: Only to be installed on the inside of the condo windows.
  • Speed Limit: Max speed is 10 MPH in the community.
  • Pool: Max 4 guests per residence, only battery-operated music players with headphones allowed, loud noise prohibited, no diving, running, pushing or other unsafe behavior allowed, no glass bottles, eating, smoking or drinking, no alcoholic beverages, persons under 16 aren’t allowed without adult supervision of a parent or guardian, animals not permitted.
  • Garage Sales: Individual garage sales not permitted. Community garage sales are board coordinated.
  • Car Washing: Car washing not permitted within the community.
  • Sidewalks: Not allowed on sidewalks, breezeways, or common area grass: Bicycles, skateboards, roller skates, motorized scooters, or similar vehicles.