Please read our Maintenance Criteria below before submitting a request

We prefer you submit maintenance requests through your tenant portal. Please login to your tenant portal and follow the prompts. If you do not yet have a login password for your tenant portal, please get started below.


If you are a resident in an Absolute Realty Inc. property, we want to make sure your home is maintained and that maintenance emergencies are dealt with quickly. To help us do this, please follow our guidelines below. If a maintenance request IS an EMERGENCY, please contact our Maintenance Technician, Don Bjorndahl with Around the House Services at (719) 321-0622 to indicate you are filing an emergency request.

If you require maintenance that is not an emergency, please complete the Maintenance Request Form online.

The following are some guidelines as to what constitutes a maintenance emergency. Remember that an emergency is anything relating to the property under the lease that is threatening to life, health or the property and cannot wait until the next business day for repair. Absolute Realty, Inc retains the right to determine the status of maintenance requests.

Those situations which are not an emergency should be explained using our form or placing a maintenance request online (please read to the bottom of this page), or put in writing and either mailed, hand-delivered (can be put in night drop after hours), or faxed to us at (719) 799-6553.

  • Fire: Call the fire department at once.
  • Clogged Toilet: This may be considered an emergency ONLY if there is only one toilet in the unit AND you have made every effort, including plunging, to clear the stoppage yourself. In any case, turn off the valve behind the toilet, shut the lid and clean up any mess. A clogged toilet is the Tenant’s responsibility though we will assist you in unclogging.
  • Broken Pipe: Turn off the water valve to the broken pipe or to the exterior water main, if you can locate it, until a contractor arrives. Do everything within your power to contain any leaking or flooding and, if necessary, contact other residents who may be affected by the leak.
  • Hot Water: This may be considered an emergency ONLY if there has been no hot water for an extended period of time. Contact Colorado Springs Utilities at (719) 448-4800 to have the pilot light checked, prior to calling in an emergency maintenance request. In the event of no hot water, and it is not during a contractor’s normal business hours, we may be unable to repair the problem in as timely a manner as we would like, so be resourceful and heat pots of water on the stove, etc.
  • Heater Repair: This may be considered an emergency ONLY if the outside temperature is falling below 50 degrees. In the case of electric heat check all fuses or circuit breakers, Contact Colorado Springs Utilities at (719) 448-4800 to have the pilot light checked, prior to calling in an emergency maintenance request.
  • Gas Odor: (Important note – natural gas has the unmistakable odor of rotten eggs.) If you suspect an appliance is leaking gas, turn off the appliance and turn off the gas supply to that appliance (you should be able to find a shut-off handle somewhere on the supply line). If you smell gas (a rotten egg smell) contact Colorado Springs Utilities at (719) 448-4800 immediately to report the problem.
  • No Electricity: This may be considered an emergency ONLY if there is no electricity throughout the unit AND
    1. The Resident has called Colorado Springs Utilities at (719) 448-4800 outage line and Colorado Springs Utilities is not at fault;
    2. After Resident has checked all circuit breakers by flipping them hard to the OFF position and then hard to the ON position and has reset any and all GFI breakers. (These are the little buttons sometimes found on outlets in bathrooms, kitchens, laundry rooms, and garages) OR any fuses have been checked and replaced if burned out. Partial outages do not constitute an emergency. If a wall switch or outlet begins to smoke or smell like it is burning, turn off the switch or unplug items from the outlet and turn off the circuit breaker or remove the fuse.
  • Broken Doorknob, Lock, or Window: This may constitute an emergency ONLY IF IT PREVENTS THE RESIDENT FROM PROPERLY SECURING THE UNIT. If temporary measures can be taken until normal business hours, residents should wait until the next business day to contact management. Landlord is not responsible for third party acts causing damage to the property. All Tenants will be responsible for any third party acts causing damage though management will assist Tenant in securing property.
  • Lock-Outs: Management is NOT responsible for Residents who have locked themselves out of the unit. It is the Resident’s responsibility to contact a locksmith to pick the lock and gain entry. THE LOCK MAY NOT BE CHANGED! You may contact Don Bjorndahl at 719-321-0622 to allow access and pay his fee (which will be minimal compared to a locksmith-approximately $45).

The following maintenance issues are NOT generally considered emergencies:

  • Oven not working
  • Lock-outs-Tenant’s responsibility
  • Pest control-Tenant’s responsibility

Missed Appointments, Neglect and Unnecessary Service Calls: The resident is responsible for the payment of any invoice for which a repair was made for damage, etc., caused by their misuse or neglect. The resident is also responsible for the payment of any service call charged by a contractor for:

  1. A missed appointment.
  2. For not providing access to the unit when requested.
  3. For not leaving any keyless bolting devices unlocked and/or not following other instructions resulting in the contractor not being able to gain entry to the property.
  4. In the event that there is a pet that the contractor feels is threatening in any way.
  5. For other reasons that are clearly the fault of, and/or are under the control of, the resident that do not allow the contractor to complete the necessary work.

Residents may cancel an appointment by calling Don Bjorndahl at (719) 321-0622 no less than 2 hours prior to their scheduled appointment. If your appointment was scheduled by any other contractor, please contact them no less than 2 hours prior to the scheduled appointment.
We do not schedule appointments for the contractors. This must be done when the maintenance worker contacts you. The contractors may schedule maintenance on a first-come, first-served basis, except in emergencies. Depending on the kind of work that needs to be done, it may take up to 2 weeks for a maintenance worker to contact you. Your cooperation in providing us with permission to perform requested maintenance in your unit allows us to serve you more promptly and efficiently.

When we visit your home to perform maintenance (authorized entry without your presence), our contractors will ALWAYS make their presence known to you before entering. This includes ringing your doorbell and/or knocking on your door several times before using the key to enter. When we use the key to open the door, we will announce our presence once again by calling “Hello? Is anybody home”. Please rest assured that we will do everything we possibly can to avoid surprising you in your own home! If you intend to be home during the maintenance, please be dressed.

All routine and non-urgent maintenance requests must be put in writing providing your name, daytime and evening telephone numbers, address and specific problem or request. Also, if you will allow a vendor to use a key or if you want to set an appointment and be present when the vendor does the work. You may submit the request online via our website or if you do not have a Work Request Form you may just write it on paper and either mail, email, deliver to our office or fax to (719) 799-6553.

We are here to maintain the property in a safe and habitable condition and to service you and your needs as efficiently as possible. However, we must also protect the owner and his/her financial position so that they can afford to maintain the property and avoid frivolous cost. We appreciate your compliance to these guidelines.

All community issues to include but not limited to: landscaping, noise, gate,
parking, trash, etc., need to be addressed with your community manger. Your community manager’s contact information was provided during your lease signing.