Who Handles What: Resident and Owner Repairs
Most repairs in a Grey Falcon home are the owner's responsibility. A short list of everyday items, plus any damage caused by a resident, guest or pet, belongs to the resident. Here's how it breaks down, based on our standard lease and lease addendum.
Not sure? Submit a maintenance request and we'll sort it out. Reporting a problem early is always the right call.
Everyday items residents take care of
Item
Who handles it
Details
Light bulbs
Resident
Replace burned-out bulbs throughout the home.
Batteries
Resident
Smoke and carbon monoxide alarms, thermostat, garage door and gate remotes, ceiling fan remotes.
Smoke and CO alarm testing
Resident
Test alarms regularly and keep them installed. If one is missing, damaged or still not working with a fresh battery, submit a request.
HVAC filters
Resident
Install filters on schedule. Homes in the Resident Benefits Package get filters delivered about every 180 days; install them within two days.
Water filters
Resident
Refrigerator, reverse osmosis and sink filters, where the home has them.
Vents and exhaust fans
Resident
Keep return vents, bathroom exhaust fans and dryer vents clean and clear of lint.
Window coverings
Resident
Clean and care for blinds and drapes left in the home, including broken slats.
Lockouts and lost keys
Resident
Call a licensed locksmith in an emergency. Lock and key replacement is billed to the resident.
Repairs that depend on the cause
Item
Who handles it
Details
Clogged drains and toilets
Resident, unless the plumbing is at fault
Clogs from grease, hair, food, wipes or objects are the resident's cost. Clogs from defective plumbing parts or tree roots in the sewer line are the owner's.
Garbage disposal jams
Resident, unless the unit has failed
Jams from bones, grease, starchy food or objects are billed to the resident. A worn-out disposal is the owner's. See disposal troubleshooting.
Common pests
Resident
Ants, spiders, silverfish and fleas that show up after move-in. Homes enrolled in On Demand Pest Control can request treatment through that service.
Infestations
Depends on the cause
Roaches, rodents, bed bugs or other destructive pests caused by residents, guests or animals are billed to the resident. Infestations not caused by the resident are handled by the owner.
Damage
Resident, if caused by the household
Damage caused by residents, guests or pets, beyond ordinary wear and tear, is the resident's cost. So is damage that gets worse because a problem wasn't reported promptly.
Yard and landscaping
Set in your lease
Your lease states who waters and maintains the yard. In HOA communities, the association usually maintains common areas.
What the owner handles
Item
Who handles it
Details
Plumbing
Owner
Leaks, water heaters, faucets, toilets and pipes that fail from normal use.
Electrical and gas
Owner
Wiring, outlets, breakers that keep tripping, and gas lines and appliances. Never work on these yourself.
Heating and air conditioning
Owner
Repairs to the heating and cooling system. Residents change filters and thermostat batteries.
Appliances
Owner
Appliances that come with the home and fail from normal use, unless your lease lists them as provided without warranty or you supply your own.
Roof, structure and habitability
Owner
Roof leaks, windows, doors, locks that fail, and anything that affects the home's habitability.
Smoke and CO alarms
Owner
Replacing alarms that are missing, broken or past their life, once you report them.
Ground rules. Report every problem in writing through the tenant portal as soon as you notice it. Don't make repairs or alterations without our written approval, and don't deduct repair costs from rent, except where California law specifically allows it.
Frequently asked questions
Who pays for a clogged drain or toilet?
Usually the resident. Clogs caused by grease, hair, food, wipes or other objects are charged to the resident. If the plumber finds a defective plumbing part or tree roots in the sewer line, the owner pays. Only toilet paper should be flushed.
Who replaces smoke alarm and carbon monoxide alarm batteries?
The resident. Residents also test the alarms regularly and keep them installed. If an alarm is missing, damaged or still not working after a new battery, submit a maintenance request and we'll replace it.
Who changes the air filter?
The resident. In homes enrolled in the Resident Benefits Package, filters are delivered to you about every 180 days and should be installed within two days. A clogged filter can damage the system, and that damage can be charged to the resident.
An appliance stopped working. Who pays?
If the appliance came with the home and failed from normal use, the owner pays for the repair. If it was damaged by misuse, or it's an appliance you supplied yourself, the cost is yours.
Who handles pest control?
Residents handle common pests like ants and spiders that appear after move-in, and homes enrolled in On Demand Pest Control can request treatment through that service. Infestations not caused by the resident are handled by the owner. Report any pest problem promptly through the portal.
Can I fix something myself and take it off the rent?
No. Please don't make repairs or deduct repair costs from rent without our written approval, except where California law specifically allows it. Submit a request instead, and we'll send a licensed, insured vendor.
What happens if I don't report a problem right away?
Small problems like a slow leak can turn into big ones. Under the lease, damage caused by a failure to report a problem promptly can be charged to the resident, so report issues as soon as you notice them.
What counts as ordinary wear and tear?
Normal deterioration from everyday living, like light scuffs, faded paint or carpet worn in walkways. Stains, burns, holes, broken items and pet damage are not ordinary wear and tear.
This page is a plain-language summary. Your signed lease and lease addendum control if anything here differs.
Need a repair?
Submit a maintenance request in the tenant portal, or call (760) 349-1101, Monday to Friday, 10 a.m. to 4 p.m. For emergencies, see maintenance help.