Frequently Asked Questions

Rent is due on or before the 1st of each month and can be paid bymultiple means: in person at the office; by mail to our office location (be sure you mail it early enough to get to our office on time; our drop box; or bill pay through your bank to our office.  Make sure to allow enough days for mailing and processing time for the bank.

Our office is located at:

Trio Property Management Inc.
1000 Willagillespie Rd.
Suite 206
Eugene, OR 97401

Our office is open Monday – Friday from 9 AM to 5 PM. 

Renter’s insurance is highly recommended to cover the potential loss of tenants’ and their personal property.  Check with your insurance agent for what coverage is best for you.  If you don’t have an insurance agent, we have a list of preferred providers in our office. Just ask!

Tenants in residences that do not have on site property managers have more autonomy and thus more responsibility. Tenants need to maintain properties according to their rental/lease agreement. 

• Here are a few items that when maintained on a regular basis will save you money and time.

Exterior 

• Water to maintain the health of all vegetation. 
• Weed all beds and lawn.
• Fertilize landscape and seed the lawn when needed. 
• Remove leaves and debris.
• Mow and edge lawn weekly during high growth time and every other week during slow growth time.
• Disconnect hoses and cover hose bibs to prevent damage to pipes during periods of freezing weather. 

  Interior

• Heat needs to be set no lower than 60 degrees to prevent pipes from freezing. 
• Use exhaust fans and/or open windows during and after cooking, showering and laundering to decrease mildew growth.
• Smoke detectors need to be operational, tested, and have the correct batteries at all times.
• Central heating systems need filters changed multiple times per year.
• Light bulbs are to be maintained.

This is not an all-inclusive list and is intended to make your stay better. 

For true emergencies like smoke, fire, flooding, gas odors, etc. call 911 first, then call our office.  If it is after hours you will be directed to call our after hours phone.   Please leave a message with your name, best immediate call back number, and a brief description of the problem. 

For non-emergency issues after hours, please leave a message on the office phone and your call will be returned. 

Trio Property Management Inc.
541.434.1900

The following is a list of common maintenance issues.  Please review the list for possible solutions.  If you need further assistance, please call the office.

Hot water issues

• Check the circuit breaker in the circuit panel.  If it is in the off position turn it on. 
• Check the thermostat on the side of the water heater for temperature setting.  Reset tripped thermostat buttons. If the hot water is too hot then turn down the thermostat on the side of the water heater.

There are good web sites on the Internet that can help you problem solve these issues. If you think the unit is broken, please call the office.

Garbage disposal usage and issues

• Garbage disposals are designed to grind small amounts of food scraps that may be in the disposal area. 
• Garbage disposals are not to be used as grinders for big items or large amounts of waste.  They will clog especially with potato peels, broccoli, eggshells, rose bushes, etc.  For large items and piles of debris dispose of them in the garbage can.  This will save you time and money.
 
• If the garbage disposal is not working, check to see if it is humming when the unit is turned on. If not, turn switch off and press the reset button on the bottom of the disposal unit.  Turn the disposal back on.  If the unit is buzzing again turn the disposal off and unplug it from the wall.  If you are not sure what you are doing call a professional. 
• For jammed disposals there is an Allen wrench mounted on the side of the unit.  With the unit unplugged the Allen wrench is for the bottom of the disposal to rotate the disposal shaft and free the stuck unit.  Once moving again plug unit in and test.  Again if you are not sure what you are doing call a professional.
  
• If the unit does not make a buzzing sound make sure it is plugged in, switch is on, and the breaker in the breaker box is on. 

There are good web sites on the Internet that can help you problem solve these issues. If you think the unit is broken, please call the office.

Dishwasher issues

• If dishes are still dirty and/or the dishwasher will not drain then clean debris out of the bottom of the dishwasher. 

There are good web sites on the Internet that can help you problem solve these issues. If you think the unit is broken, please call the office.

Refrigerator issues

• If water drips into the bottom compartment from the freezer, the refrigerator will need to be emptied and allowed to defrost. Caution that the water does not drain onto the floor and cause damage. 
  
If your food is freezing or is not cold enough, check the thermostat and make slow adjustments accordingly.

There are good web sites on the Internet that can help you problem solve these issues. If you think the unit is broken, please call the office.

Toilet issues

• When a toilet clogs, to prevent it from overflowing turn off the water to the toilet at the wall behind the toilet.  This will stop the inflow of water and give you time to work.  The next step is to plunge the toilet bowl until the clog passes. 
  
• When the toilet will not flush or it runs continuously, check inside the tank at the back of the toilet.  The chain needs to be attached to the rubber flapper and it should not be caught up preventing the flapper from making a seal.
• Do not use toilet-cleaning products in the toilet tank. This will cause deterioration of the seal and toilet mechanisms.  

There are good web sites on the Internet that can help you problem solve these issues. If you think the unit is broken, please call the office.

Drain issues

• When a sink or shower drain gets clogged it is usually due to hair clogs.  Use drain cleaners per directions on the bottle. 

There are good web sites on the Internet that can help you problem solve these issues. If you think the unit is broken, please call the office.

Water leaking issues

• Most water leaks can be stopped by turning off the water to the appliance or fixture.  This will give you time to clean up the water and call the office immediately.

Electrical issues

• If there is no power to an electrical plug, check for a GFCI outlet that has tripped in the room and reset it.  Some electrical plugs are controlled by a light switch. Turn on switches to see if they affect the electrical plug.  Test the appliance on another known working electrical plug to make sure the appliance works.  Last check is to make sure the breaker has not tripped or fuse blown at the appropriate panel.  
• For light switches that are not working, make sure the appliance is working correctly, by testing it in another outlet, and that any light bulbs are working properly, by testing them in another fixture.  Last check is to make sure the breaker has not tripped or fuse blown at the appropriate breaker panel. 
• For appliances not working check to make sure they are plugged in.  Also make sure the breaker has not tripped or fuse blown at the appropriate panel. Don’t forget that some appliances have fuses/breakers that will trip and need to be reset.
• If equipment or an appliance quit working abruptly consider that it either broke or the circuit is overloaded and the breaker tripped or fuse broke.  If too many electrical items are plugged in and operational it will cause the breaker or fuse to actuate.  Unplug a few chords and check the appropriate breaker to reset or fuse replace.  This is especially common in older homes. 
• Sometimes a breaker will not appear to be off yet needs resetting.  Flip the appropriate breaker hard to the “Off” position and then hard back into the “On” position.

Smoke Detector issues

• If the smoke detector does not work when tested make sure the battery is the correct type and is installed properly.  Test again. If it is still not working, replace the battery with the appropriate battery per your rental/lease agreement. When testing with test smoke verify that it is approved smoke detector spray.

• If the smoke detector is chirping at regular intervals the battery is low and needs changing.  If the hush button has been pushed the detector will chirp at regular intervals for a short period of time.
• Remember do not remove smoke detectors or tamper with them.  For your all occupants’ safety, they must be operational at all times. 

Heat and air conditioning issues

• Make sure the thermostat is on and the temperature is set to the correct range. 
• Check circuit breakers on the unit or in the breaker panel for resetting or fuses that have blown.
•  For gas units make sure the gas has not been turned off.  If it has a pilot light make sure that it is on. Some gas furnaces need to be turned on by the gas company.  If you are unsure please contact the gas company for assistance. (Remember that gas leaking freely requires evacuation first, then a call to 911, then a call to the office.) 
• Dirty air filters can cause problems. Be sure that the air filters are clean and/or replaced.
• Confirm that the utility bill has been set up in your name, your bills are paid, and a stop order has not been placed.

For general maintenance issues

• Use the maintenance form in this web site to describe your problem.  You will be contacted shortly.

As there are guidelines for installing a satellite dish, please contact the office to prevent potential damage to the property.  Most properties will already have cable set up.  If not, and it is a service you would like, please contact the office.  All installations will need to be completed by a licensed professional. 

 

All changes, additions, and/or modifications to the property inside and out must be requested in writing in order to be considered and given authorization before you begin.

A 30-day notice in writing is required in order to begin the move out process.   You will either need to be on a month-to-month agreement or at the end of your lease.  There is a 30-day notice form in the tenant’s section that has all the required information.  It is very important to include a forwarding address and updated phone number in order to assist Trio in getting your deposit accounting to you.  The thirty days will be calculated from the date we receive your notice in our office.  After receiving your notice we will mail a move out packet to you.  This packet will contain important information regarding your funds and a checklist to help you save money as you prepare the property during move out.  It is your responsibility to prepare the property, notify Trio Property Management Inc. that you surrender possession, and return all keys and garage remotes to our office.  Once you have surrendered the property, you acknowledge completion of your move out and the property is ready for inspection. 

Please call the office if you have any questions that we may help you with during this process.