If Anyone Is In Danger, Call 9-1-1 First.
Fire, smoke, gas leak, flood threatening someone's safety, electrical sparking with smoke, medical emergency, intruder, suspected crime — call 9-1-1 first. Then, once everyone is safe, contact Sea Dog at (321) 203-0567 so we can dispatch help and notify the property owner.
Smell gas? Leave the home immediately, take everyone with you, then call 9-1-1 and the gas company from outside. Do not flip switches, unplug anything, or use a phone inside the home until emergency responders say it's safe.
This troubleshooting library is for non-emergency household issues only.
Built To Save You Time
A lot of household problems have simple, safe fixes that don't require a service call — a clogged lint trap, a tripped GFCI outlet, a wrong dryer cycle, a stuck garbage disposal. Sometimes the fastest way to dry your clothes tonight is also the right one. Other problems clearly need a licensed technician — a heating element, a refrigerator compressor, a gas-line issue, anything that could shock you, burn you, or flood the home. This library helps you tell the difference.
Convenience
When the issue is something you can safely resolve in five minutes, you shouldn't have to wait for a service call. Try the steps in the relevant guide and you may be done before anyone could have arrived.
Speed
If the fix is in your hands, you don't wait. If it isn't, you'll know fast — every guide ends with a clear "submit a maintenance request" step that takes you straight to the tenant portal.
Education
The more you know about how the systems in your home actually work, the fewer surprises you'll deal with over the life of your tenancy. Each guide explains why the issue happens, not just how to fix it.
None of these guides replace your lease, your owner's manual for any specific appliance, or the judgment of a licensed technician. When in doubt, submit a maintenance request — that's always the right call.
The Troubleshooting Library
Click any guide to open it. New guides are added regularly. If you have a topic you'd like us to add, email don@seadogmgt.com with your suggestion.
BATHROOM
Toilet Won't Stop Running
Water trickling into the bowl, phantom flushes, or the tank refilling overnight. Three safe checks resolve most cases in under five minutes.
Read the guidePLUMBING
Slow or Clogged Drain
Slow sink, tub, or shower? Three safe DIY techniques resolve most clogs in 10 minutes — plus one red-flag symptom you should never ignore.
Read the guideLAUNDRY
Washing Machine Won't Drain
Front-loader door locked with water inside? Top-loader full and won't spin? Two safe DIY techniques — and the one thing you must never do.
Read the guidePLUMBING
Faucet Dripping or Leaking
Drip from the spout, water around the base, or under the sink? Diagnose the location, try the one DIY fix, and submit a request with the right detail.
Read the guidePLUMBING
No Hot Water / Water Heater Issues
Cold or lukewarm water, popping sounds, leaks, or sulfur smell? Critical safety steps and how Florida law protects you.
Read the guideKITCHEN
Refrigerator Not Cooling
Food spoiling, fridge warm, freezer warm, or frost buildup? Diagnostic checks plus the FDA 4-hour food safety rule.
Read the guideKITCHEN
Dishwasher Not Draining
Standing water in the tub? Three safe DIY fixes resolve most cases — starting with the filter most people never clean.
Read the guideHOME CARE
Pest Prevention & Troubleshooting
Florida has a 365-day pest season. Practical prevention habits, what's a maintenance request vs. DIY, and what you should never try.
Read the guideSAFETY
Smoke Detector Beeping or Chirping
That chirp every 30 seconds? Almost always a low battery. Three-minute fix. But if it's a full alarm — read Section 2 first.
Read the guideSECURITY
Door Lock Sticking or Jammed
Key won't turn, deadbolt sticking, handle wobbling, or locked out? Three safe DIY techniques — including the one lubricant you should never use.
Read the guideHVAC
Air Conditioner Not Working Right
Warm air, ice on the coil, the unit shutting off, or water under the air handler — Florida-specific guidance for all four symptoms.
Read the guideKITCHEN
Garbage Disposal Not Turning On
Won't turn on, humming but not spinning, or stopped mid-grind. Three safe fixes any tenant can try in five minutes.
Read the guideLAUNDRY
Clothes Dryer Not Drying
Damp clothes after a full cycle. The most common cause is a small, fixable one — and a few are not.
Read the guide
Submit a Maintenance Request
Maintenance and repairs covered by the landlord under your lease are submitted through the tenant portal. The portal is the fastest way to:
- Open a work order with photos and a description of the issue
- Track the status of any open request
- View work history on the property
- Pay rent and manage your account
Sea Dog reviews every request quickly and dispatches the right vendor. For true emergencies (flood, fire, gas, no A/C in summer, no heat, electrical sparking, sewage backup, security), call the tenant emergency line directly — see below.
The tenant portal works best in a current browser on desktop or in the Buildium Resident app on iOS and Android. If you can't access the portal, call the tenant maintenance line and we'll open the request for you.
This page and the linked troubleshooting guides are educational. They do not modify your lease, do not constitute professional repair advice, and are not legal advice. If a guide's steps don't resolve your issue — or if you have any safety concern — submit a maintenance request through the tenant portal or contact Sea Dog at the tenant maintenance line. In any conflict between this page and your signed lease, your lease and Florida law (specifically Florida Statutes Chapter 83) control. The Florida Bar's consumer pamphlet Rights and Duties of Tenants and Landlords provides a neutral overview of your rights as a Florida tenant.