Emergency Maintenance

What is considered an emergency call and what is the charge to LHA residents? 
The following work order tasks are considered emergencies, and LHA maintenance staff will respond to these after normal work hours (Monday - Thursday, 7:30 am - 5:30 pm for all locations except for Jamestown which are 6:30 am - 4:30 pm), as well as on weekends and holidays with the possibility of a charge to you.

1. The smoke detector or carbon monoxide detector is beeping and Resident cannot reset it
2. There is a smell of gas or the smell of electric wires burning
3. All water leaks, including any water leaking into the ceiling (does not include dripping faucets)
4. The water heater bursts or is leaking
5. The sewer line is stopped up and backing up into the apartment
6. The commode is overflowing OR the commode is stopped up and there is only one commode in the apartment - If wipes or other non-flushable items are found to be blocking the sewer line, you will be charged for this call (see #17)
7. No electricity in the apartment, unless a power outage has knocked out service in the area
8. The primary heat source is not working OR the primary heat source is working, but the interior temperature is below 68 degrees Fahrenheit
9. The air conditioning system is not working and the indoor temperature is above 85 degrees OR the air conditioning system is working but the indoor temperature is still above 85 degrees
10. The refrigerator is not cooling or freezing
11. There are exposed electrical wires (this does not include phone, cable or internet wiring)
12. There is a missing switch plate cover or outlet plate, or a panel box cover is missing (this doesn't include the cable box cover)
13. If an outlet or light switch cover is missing or not working
14. If the front or back entry door is damaged and cannot be locked
15. If windows are broken and/or cannot be locked
16. If the elevator, fire alarm, or sprinkler system is not working (in Russell Tower only)

When reporting an after-hours emergency work order, call 423.562.2261 and give the answering service your name and the best phone number to reach you. The maintenance employee will then call you back to determine the urgency of your request. You are expected to answer this call and then to be at your apartment when maintenance arrives. 

If maintenance is called back to work after normal business hours for any reason other than those emergencies stated above, you, the resident, can be charged for up to four hours of labor at a set rate of $24.00 per hour, based on the number of maintenance employees it takes to complete the job, in addition to the cost of parts and materials. If your need is not on this list, please contact your local LHA office during normal hours of operation (Monday - Thursday, 7:30 am - 5:30 pm for all locations except for Jamestown which are 6:30 am - 4:30 pm).

• Costs for after-hours calls will be charged to Resident's account if damage is determined to be resident-caused or if the call-out is determined by maintenance not to be an emergency described on the list above.
• If a resident is locked out of their unit and requests after-hours service, a $50.00 fee will be charged.