Current Tenants

Tenant Resources

Everything you need during your stay — emergency contacts, maintenance, approved contractors, and a troubleshooting guide for common issues. Save this page.

Emergency Line
(323) 762‑5438
Non-Urgent
hello@patina...
Maintenance Hours
Mon–Fri, 9–5
After-Hours Service
Pre-approved contractors →

Life & Safety First

True Emergencies

For genuine emergencies — flooding, fire, gas leak, no heat, structural damage, lockout with nowhere safe to go. Call this number, any hour.

Emergency Line — Available 24/7

(323) 762‑5438

Brandon · Patina & Prospect

What counts as an emergency

  • Active flooding or major water leak
  • No heat when outside temp is below 55°F
  • Smell of gas — see gas section below
  • Fire or smoke
  • Earthquake damage affecting structure or utilities
  • Lockout with no safe place to stay
  • Sewage backup
  • Complete power outage after checking breakers
  • Broken window or door compromising security

Water Shutoff — Cypress Properties (Both Units)

Behind the building at the rear, far north side — back right corner (northeast). Turn the valve clockwise until it stops. Handle should be perpendicular to the pipe when off.

Call the emergency line immediately after.

Burlingame property: water shutoff is inside the 2-car garage on the left wall near the front.

🚨 GAS EMERGENCY — Smell of Gas (Rotten Egg Odor)

  1. Do not use any electrical switches, phones, or create sparks
  2. Evacuate immediately — leave doors and windows open as you exit
  3. Once safely outside: call 911, then SDG&E at 1-800-411-7343
  4. Then call us at (323) 762‑5438

To shut off gas at the meter (only if instructed by emergency services): use the shutoff wrench stored near the water heater. Turn valve ¼ turn so it's perpendicular to the pipe.

⚠ Once the gas is shut off, only SDG&E can turn it back on. Do not attempt yourself.

⚠️ AFTER AN EARTHQUAKE

  1. Check for gas leaks — if you smell gas, follow the gas procedure above
  2. Check for water leaks — shut off main water if leaks found
  3. Check for structural damage: large cracks, collapsed areas
  4. Do not use toilets if you suspect sewer line damage
  5. Avoid using water until lines are confirmed intact
  6. Take photos of any damage
  7. Call us once it is safe: (323) 762‑5438

Evacuate if you see major structural damage, smell gas, or authorities order it.

Non-Emergency

Maintenance Requests

For anything that isn't an emergency — broken appliances, minor leaks, HVAC questions, general repairs. Contact us during business hours and we'll respond within 24 hours and schedule within 2–3 business days.

Phone

(323) 762‑5438

Email

hello@patinaandprospect.com

Hours

Monday – Friday, 9 AM – 5 PM

Response Time

Within 24 hours

When you reach out, include: a brief description of the issue, which property/unit, and a photo if you can. It helps us get the right person there faster.

After-Hours Non-Emergency

Pre-Approved Contractors

If something needs attention outside business hours and it's not an emergency, you can contact these contractors directly. Save your receipt — we'll reimburse approved charges or coordinate direct billing.

Plumbing

Five Star Plumbing

(858) 272-2029

Leaks, clogs, water heater issues

Electrical

Premo Electric

(619) 923-4829

Electrical issues, outlets, breakers

HVAC

Howie's Heating & Air

(858) 384-8623

Heating and cooling problems

Locksmith

Busy Bees Locks & Keys

(619) 733-0172

Lockouts and lock issues

Contact us first during business hours when possible. These contractors are pre-approved for after-hours non-emergency service only.

End of Stay

Move-Out Checklist

Give us 30 days written notice before your move-out date as specified in your lease. Security deposits are returned within 21 days of move-out per California law, minus any documented deductions.

Want to extend your stay? Reach out at least 2–3 weeks before your end date and we'll check availability and update your lease. We're happy to work with guests who want to stay longer.

Self-Help Guide

Troubleshooting

Most common issues can be resolved in a few minutes without a service call. Try these steps first.

No Electricity in Part of the Unit +
  • Locate the circuit breaker panel — usually in a hallway closet or outside the unit
  • Look for any breakers in the "off" or middle position
  • Flip the affected breaker fully OFF, then back to ON
  • If it trips again immediately, unplug devices in that area and retry
  • Check your utility provider's outage map if the whole building is out
  • Still not resolved? Contact us
Air Conditioning or Heat Not Working +

Your unit has a Mini-Split Heat Pump (wall unit).

Note: Mini-splits in heating mode produce lukewarm air — not hot like a furnace. This is normal. They're designed to run continuously at lower temperatures for efficiency. Leave them running rather than turning on and off.
  • Find the remote — usually wall-mounted or in a drawer near the unit
  • Confirm the unit is powered on — look for indicator lights
  • Check mode: ❄️ snowflake = cooling · ☀️ sun = heating · fan icon = fan only
  • Cooling: set to 72°F or below · Heating: set to 68–70°F
  • Make sure vents are unobstructed and air filter isn't clogged
  • Check that the circuit breaker hasn't tripped
  • Wait 15–20 minutes after adjusting before deciding it isn't working

If still not working:

  • Check the outdoor unit (condenser) — you should hear a fan running
  • Make sure it isn't blocked by debris
  • Turn the unit completely off, wait 5 minutes, restart
  • If none of that works, contact us or call Howie's Heating & Air at (858) 384-8623
Clogged Drain or Toilet +
  • Toilet: Use a plunger with firm up-and-down motion — usually resolves within 30 seconds
  • Sink or shower: Remove visible hair or debris from the drain opening first
  • Use an enzyme-based drain cleaner — never Drano or caustic chemicals, they damage pipes
  • Let the cleaner sit for the recommended time (15–30 min) then flush with hot water
  • Kitchen sink: check the garbage disposal isn't jammed first
  • If multiple drains are slow at once, it's likely the main line — contact us
No Hot Water +
  • Locate the water heater — usually in a utility closet or laundry area
  • Look for a red RESET button and press it firmly
  • Check the thermostat on the unit — should be around 120°F, not "VACATION" mode
  • Check the circuit breaker (for electric) or pilot light (for gas)
  • After a reset, wait 30–45 minutes before testing
  • If you've used a lot of hot water recently, it may just need time to reheat
  • Persists? Contact Five Star Plumbing at (858) 272-2029 after hours
Smoke Detector Beeping +
  • Intermittent single beep every 30–60 seconds = low battery
  • Replace with a new 9V battery (spares in your welcome kit)
  • After replacing, hold the test button for 15 seconds to clear the alert
  • If it continues after a fresh battery, contact us for a replacement unit
  • Never remove the battery without replacing it.
Garbage Disposal Not Working +
  • Look under the sink for the red RESET button on the bottom of the unit — press firmly
  • Make sure the wall switch is on and the circuit breaker hasn't tripped
  • If it hums but doesn't spin: turn it OFF, use a flashlight to check for stuck objects — never put your hand inside
  • Use the hex key (Allen wrench) in the hole at the bottom of the unit to manually free the blades
  • After freeing, press RESET and try again
Don't put fibrous foods (celery, artichoke), bones, coffee grounds, or large amounts of anything down the disposal. When in doubt, throw it out.
WiFi / Internet Not Working +
  • Locate the router/modem — usually in a utility closet or on a shelf in the living area
  • Unplug the power cord, wait 30 seconds, plug back in
  • Wait 2–3 minutes for a full restart — lights should stabilize
  • Test another device to confirm it's a network issue, not device-specific
  • Confirm you're using the correct WiFi name and password (in your welcome packet)
  • If the restart doesn't work after 5 minutes, contact the ISP using the info in your welcome packet
Keyless Entry / Smart Lock Issues +

Code not working:

  • Press each number firmly and wait for a beep before the next digit
  • If the LED flashes red or the lock beeps differently, batteries are likely low
  • Low battery emergency: hold a 9V battery to the terminals at the bottom of the exterior keypad, then enter your code while holding it

Replacing the batteries:

  • Remove the interior cover (usually slides up or has a button release)
  • Replace all 4 AA batteries at once
  • The lock will beep and flash green when installed correctly
  • Your code stays programmed — no need to reset
Still having issues? Call us and we'll walk you through it or stop by.
Washer or Dryer Won't Start +

Display is blank:

  • Press the POWER button first — many modern units have the display off by default to save energy
  • If nothing happens, check the unit is plugged in and the breaker hasn't tripped

Won't start after settings selected:

  • Door must be fully closed — it should click
  • Some models require holding START for 2–3 seconds
  • Check for error codes on the display — manual is usually on top of the machine or inside the door

Washer won't drain or spin:

  • Check that the drain hose isn't kinked
  • Redistribute clothes evenly if the load is unbalanced
  • Clean the drain filter (small door at the bottom front of the machine)

Dryer not heating:

  • Clean the lint trap before every load — a clogged trap is the most common cause
  • Check the vent hose behind the dryer is connected and not kinked
  • Make sure a heat setting is selected, not "Air Dry"