One of the most common questions we get from residents is: "Is this something I need to handle, or should I submit a maintenance request?" It's a fair question. The line between tenant responsibilities and landlord obligations isn't always obvious.

Here's a straightforward breakdown of who handles what in a James-Hawkins managed property.

What We (James-Hawkins) Take Care Of

As your property manager, we're responsible for keeping the home in safe, habitable condition. That includes all major systems and structural components:

• HVAC system repairs — if your heating or air conditioning stops working, malfunctions, or isn't keeping the home at a reasonable temperature, that's on us. Submit a maintenance request and we'll send a technician.
• Plumbing issues — leaky pipes, broken water heaters, clogged sewer lines, and toilet malfunctions that aren't caused by misuse. If water is leaking or a fixture isn't working, submit a request.
• Electrical problems — outlets not working, breaker issues, faulty wiring, or exterior lighting that needs repair.
• Roof and structural repairs — roof leaks, foundation issues, broken windows (not caused by tenant damage), and exterior siding or trim repairs.
• Appliance repairs and replacement — if the refrigerator, stove, dishwasher, or other landlord-provided appliances break down from normal use.
• Water heater issues — no hot water, leaking tank, or temperature problems.
• Large pest infestations — termites, wasps/hornets nests on the exterior, rodents in the walls or attic, and pest issues present at move-in.
• Smoke and carbon monoxide detectors — we ensure they're installed and functioning. If you test one and it's not working, submit a request.
• Section 8 HQS compliance — we handle all repairs needed to pass Housing Quality Standards inspections.

For any of these issues, submit a request through your Resident Portal. For emergencies — like a gas leak, flooding, or total loss of heat/cooling — call us immediately at (972) 833-1261.

What You (the Tenant) Are Responsible For

As a resident, you're responsible for the routine upkeep that comes with living in a home. Think of it this way: you handle the small, everyday stuff — we handle the big stuff.

• HVAC air filters — replace your air filter every 1–3 months. This is the single most common cause of HVAC issues, and a clogged filter can lead to system failure. Filters cost $3–$8 at any hardware store. If a service call is needed because of a dirty filter, you may be charged a trip fee.
• Routine pest control — common indoor pests like ants, roaches, spiders, and small rodents are the tenant's responsibility to manage after move-in. An over-the-counter perimeter spray applied monthly is usually sufficient in Alabama.
• Lawn and yard care — if your lease assigns yard responsibility to you, keep the grass mowed, edges trimmed, and landscaping maintained. Overgrown yards can lead to lease violations, especially in HOA communities.
• Keeping the home clean — regular cleaning prevents bigger problems. Mold grows fast in Alabama's humidity, especially in bathrooms. Wipe down surfaces, run the bathroom fan during and after showers, and clean up spills promptly.
• Clogged drains from misuse — hair, grease, food, and foreign objects that clog drains are a tenant responsibility. Use drain screens, avoid pouring grease down the kitchen sink, and don't flush anything other than toilet paper.
• Light bulb replacement — if a light bulb burns out, replace it. If the fixture itself isn't working, submit a maintenance request.
• Smoke detector batteries — if your smoke detector chirps, it usually needs a new battery. Replace it. If it still chirps or doesn't work after a battery change, submit a maintenance request.
• Garbage disposal care — avoid putting fibrous foods (celery, corn husks), grease, bones, or non-food items in the disposal. If it jams, try pressing the reset button on the bottom of the unit before submitting a request.

The Gray Areas

Some situations depend on the cause:

• Clogged toilet — a standard plunger fix is on you. If the toilet is backing up repeatedly despite proper use, or if sewage is backing up, submit a maintenance request — the issue is likely deeper in the plumbing.
• Broken window — if it broke due to a storm or structural failure, we cover it. If it was broken by accident (ball, impact, etc.), the repair cost may be the tenant's responsibility.
• Mold — if mold is present at move-in or is caused by a leak we're responsible for, we handle it. If mold develops due to poor ventilation or failure to clean (common in bathrooms), it's a tenant issue to address.
• Lockouts — if you lock yourself out, you'll need to arrange a locksmith at your own expense. We recommend keeping a spare key with a trusted friend or family member.

When in Doubt, Submit a Request

If you're not sure whether something is your responsibility or ours, go ahead and submit a maintenance request. We'd rather you report something and let us determine the right course of action than have a small issue turn into a major repair because it went unreported.

You can submit requests 24/7 through your Resident Portal. For step-by-step instructions, read our guide to submitting a maintenance request.