Some Richmond-area rental homes have equipment that does not fit the standard HVAC, plumbing, electrical, or appliance path. A private well, septic system, sump pump, whole-house water treatment system, fireplace, pool, spa, or room air conditioner can change what the safe first checks look like.
Use this page to find the guide for the exact specialty system installed at your property. If the problem involves an ordinary household system instead, start with the Rental Troubleshooting library. For routine cleaning, filters, batteries, and normal upkeep while equipment is working, use Systems Care.
Key Takeaways
- Choose the guide for the exact specialty system installed at your rental.
- Use normal resident controls and visible information rather than generic repair instructions for similar-looking equipment.
- Safety and active property damage always take priority over the specialty-system label.
- If reasonable safe checks do not resolve the problem, submit a maintenance request with the equipment information requested in the guide.
Choose Your System
Private Well & Well Pump Problems
If the property uses a private well and you have no water, sudden weak pressure, a well or pump alarm, or a change in the water itself, use Private Well & Well Pump Problems.
Septic System Problems
For a septic alarm, multiple slow drains, gurgling plumbing, sewage backup, unusual wastewater odor, or an exterior septic-system condition, use Septic System Problems.
Sump Pump & High-Water Alarm Problems
If a sump alarm is sounding, water is rising, the pump appears not to be operating, or water is spreading from the sump area, use Sump Pump & High-Water Alarm Problems.
Water Softener & Whole-House Treatment Problems
For a treatment-system alarm, low flow associated with the equipment, unusual water quality, a leak, or a softener or filter that appears offline, use Water Softener & Whole-House Treatment Problems.
Whole-House Humidifier & Dehumidifier Problems
If a supplied whole-house humidity system is not operating, shows an alarm or service indicator, leaks, or does not appear to be controlling humidity as expected, use Whole-House Humidifier & Dehumidifier Problems.
Fireplace Problems
For a supplied gas, electric, or approved wood-burning fireplace that will not operate normally or has a control, smoke, odor, or equipment problem, use Fireplace Problems.
Pool, Spa & Hot Tub Problems
For questionable water, pump or heater trouble, leaks, equipment problems, service concerns, or a gate, barrier, or cover issue involving a supplied pool, spa, or hot tub, use Pool, Spa & Hot Tub Problems.
Portable & Window AC Problems
If your rental includes a supplied portable or window room air conditioner and it will not power on, cool, drain normally, or operate without unusual noise or water, use Portable & Window AC Problems.
Safety Overrides the System Type
A specialty system does not create a separate safety rule. If you smell gas, leave the home and use our Gas Smell guidance. Smoke, fire, a sounding carbon monoxide alarm, sewage entering the home, uncontrolled water, or electrical danger should follow the appropriate safety path rather than ordinary equipment troubleshooting.
Do not open unfamiliar control boxes, alter gas equipment, enter septic or sump components, change pressure controls, open pressure vessels, or improvise chemical treatment.
Other Property-Specific Equipment
Some rentals have another supplied specialty system that is not listed above. If so, use only normal controls already intended for resident operation and send us the equipment name if known, its location, a photo of the unit and manufacturer label, any visible display or error code, and a description of what changed.
Do not assume instructions for similar-looking equipment elsewhere apply to the system installed at your property.
When to Submit a Maintenance Request
If reasonable safe troubleshooting does not resolve the issue, the problem returns or continues, or you cannot proceed safely, submit a maintenance request through the PMI James River resident portal.
Include the type of equipment, where it is located, a photo of the model label when accessible, any visible alarm or error code, what changed, when it started, and what normal safe checks you already tried.
For broader maintenance procedures and resident resources, return to the PMI James River Resident Maintenance hub.
Published: September 2, 2026
