In a rental, an appliance repair usually involves at least two people: the tenant who noticed the problem, and the owner or property manager who approves and pays for it. Around Joint Base San Antonio, where many military families rent on PCS orders, that arrangement is routine.
This guide covers how that usually works, what information speeds things up, and how to protect appliances when you move.
Who arranges the repair?
In a rental, the first place to look is the lease. Most leases say which appliances belong to the property, who's responsible for repairing them, and how to request repairs. Texas law also sets out specific duties and notice procedures for conditions that affect health or safety, and those rules have particular requirements. If you're unsure where your situation falls, read the lease carefully and check with a tenant or landlord resource before you act.
In practice, for appliances that came with the rental:
- •The tenant reports the problem to the landlord or property manager, preferably in writing, using the method the lease specifies.
- •The landlord or manager arranges the repair, using their own vendor or approving one.
- •The tenant provides access and keeps the appliance safe to use, or stops using it, until it's fixed.
Don't book and pay for a repair on the owner's appliance without written approval, unless your lease or a written agreement allows it. You may not be reimbursed. If you own the appliance yourself, such as a washer and dryer you brought with you, the repair is your call.
What to tell the property manager
A clear report gets a repair scheduled faster and makes the technician's visit more productive. Include:
- •The appliance, brand and model number. The model label is usually inside the door or on the frame of a refrigerator or dishwasher, on the back or under the lid of a washer, and inside the door or on the back of a dryer.
- •What's happening, in plain terms: "fridge section at 50 °F, freezer fine," "washer stops with water in the drum," "oven igniter glows but no flame."
- •When it started and whether it's constant or intermittent.
- •Any error code on the display.
- •What you've already checked, such as the breaker, the filter or the lint screen.
- •Whether it's leaking or unsafe. Water on the floor or a burning smell should be flagged as urgent.
- •Access details: pets, gate codes, the best times for a visit, and whether an adult will be present.
A photo of the model label and a short video of the symptom can save a trip.
What tenants can do safely while waiting
- •Leaking appliance: turn off the water supply valve, unplug the appliance if you can do it safely without standing in water, and put towels down. Tell the manager immediately.
- •Refrigerator not cooling: keep the doors closed, move the most perishable food to a cooler, and use an appliance thermometer.
- •Gas smell: leave the home and call CPS Energy's gas emergency line or 911 from outside. Then tell the manager.
- •Dryer overheating or smelling burnt: stop using it and report it. The vent may be blocked. Our guide to dryer vent problems explains why that matters.
Avoid taking panels off or attempting repairs on appliances you don't own.
For landlords and property managers
- •Keep a record of appliance brands, model numbers, serial numbers and purchase dates for each property. It speeds up diagnosis and parts ordering.
- •Tell us who approves the price. We diagnose the fault on site before quoting, and the price is approved before work starts. If the tenant can't approve it, give us a contact who can, so the repair isn't held up.
- •Consider maintenance between tenants. Cleaning refrigerator coils and dryer vents and checking washer hoses when a unit turns over prevents a lot of mid-lease calls.
- •Ask whether a repair is worth it. On older appliances in rental properties, we'll tell you plainly if replacing makes more sense. Our repair or replace guide explains how we look at that decision.
Military families and PCS moves
Many military families near JBSA-Fort Sam Houston, JBSA-Randolph and JBSA-Lackland rent off base, and many own their appliances and move them from station to station. If you live in on-base housing, repairs are handled under the installation's own housing arrangements rather than by a private company you hire, so start there.
For appliances you own, a few precautions before a move prevent damage in transit:
Front-load washers
Front-loaders ship with transit bolts that lock the drum in place. They're removed at installation. If you still have them, reinstall them before the move, following the manual. If you don't, you can often order a set for your model. Moving a front-loader without them can damage the suspension, which turns into a washer repair at the new home.
Refrigerators
- •Turn off the ice maker and the water supply a day before, and empty the ice bin.
- •Clean and dry the interior, and leave the doors slightly open while it's in storage to prevent mildew.
- •Move it upright where possible. If it has to be transported on its side, check the manual for how long to let it stand upright before plugging it in at the new home. Many manufacturers recommend waiting several hours.
Gas appliances
Gas ranges and dryers should be disconnected and reconnected by someone qualified, with a new connector at the new home if the old one is worn. Don't reuse an old flexible gas connector just because it's still attached.
At the new home
Check the voltage and outlet type for an electric dryer or range. Dryer and range cords aren't always the same from one house to the next. Level the washer and refrigerator after they're placed, and check water connections for drips before you leave them unattended.
Our service area includes neighborhoods close to the bases, such as Northeast San Antonio near Fort Sam Houston and Schertz and Cibolo next to JBSA-Randolph. See our residential service page for what we cover in rental and owner-occupied homes alike.
Frequently asked questions
Can the tenant be present instead of the landlord?
Usually yes, if the landlord has authorized the visit and someone who can approve the price is reachable by phone.
Who pays if the tenant caused the damage?
That's between the tenant and the landlord under the lease. A clear description of what failed and why helps both sides, so ask the technician to note the cause on the paperwork.
Can I get the model number without pulling the appliance out?
Usually. Check inside the door frame of refrigerators and dishwashers, under the lid of top-loaders, and around the door opening of dryers.