Franklin

​​​​​Management Co  /  Mobile Home Sales, Inc

  • Temperatures are below freezing. How do I prevent my water pipes from FREEZING?
    • Prepare for cold weather: turn off water to outside hose bibs, install heat tape and insulation around all water lines. During freezing temperatures residents are advised to leave their water running at a steady trickle and leave cabinet doors open so warm air can circulate around the water pipes. 
    • Residents are required to have Heat Tape/Insulation installed on their water lines to prevent freezing. If you do not have these, please install them immediately, or call a plumber to assist you.
      • Rules & Regulations, Page 3 - "HEAT TAPES:  All pipes must be properly wrapped with heat tape or insulation to prevent freezing.  Heat tapes alone are not enough to prevent pipes from freezing.  Pipes should be completely wrapped to a depth of four (4) inches below the ground. Management is not responsible for frozen pipes. "
      • ​For information on how to install heat tape and insulation to prevent freezing:
  • ​​​I don't have any water, could my pipes be FROZEN? What do I do?
    • Check with your neighbors! If your neighbor's water is working, but yours isn't, that could mean your pipes are frozen!
      • If several residents in the park are without water, it is possible there is a water outage.  From time to time, staff will need to turn the water off to the park in order to repair a water leak on the main, or replace a shut off valve to stop a leak. Call the office to confirm!
    • ​If you have determined your pipes are frozen:
      • Turn the water off at your main cut off and leave the faucets open! This will prevent a water leak once your pipes thaw out. When ice forms in the pipes the pipes can swell and crack. Once they thaw out, the damaged water line will begin to leak & spray water.  Water leaks can be very costly! Turning your water off can prevent excessively high water bills and further property damage.
      • Call a LICENSED & INSURED Plumber! A plumber can assist you with inspecting your pipes and thawing out the pipes in a safe manner.
      • If it is safe to do so, you can thaw out the water lines with a hair-dryer or small space heater. Make sure your water is OFF and do not leave these items unattended.

Frequently Asked Questions

Need help finding a water leak? Pipes Frozen? Residents can find helpful information listed below!  If your question isn't answered below please feel free to call the office! We will continue to update this page with more helpful information in the future!.

Page last updated: 9/27/16 (AW)

  • The electricity is out to some/all of my home! What do I do!?
    • First, check your breaker panel inside your home and check to ensure the main breaker is ON, and all of your circuit breakers are in the ON position.
      • ​If a breaker is tripped, you may want to consult an electrician! 
    • Contact your power company to determine if there is an outage in your area, or if power has been terminated due to a codes & compliance issue or non-payment.
    • If there are no outages in the area, and all of your breakers are on position, but you still have no power/partial power, contact the office. We will send our staff to investigate the issue and either make repairs as needed, or notify resident if the issue is on the resident's side of the lines. 
  • My toilet/sink/tub won't drain properly! Is this clog my responsibility or the park's?
    • If ONE drain is backed up, but all others are draining properly, the clog is most likely on the resident's side of the plumbing.
    • If ALL of your drains are effected, PLEASE CONTACT THE OFFICE IMMEDIATELY! We will send our staff to inspect the lines and clear any clogs on the main line.
    • Residents can help to prevent clogs by avoiding putting grease down the drains, flushing wipes (even if the package says they are flushable, they can still lead to clogs) diapers, paper towels etc.  Residents should refer to theSewer & Septic Guidelines signed with the lease.
  • My water bill is extremely high! How do I find if I have a leak?
    • Locate your water meter. It should either be in your yard, or underneath your home. Look for the black or blue rectangular plastic lid. 
      • Watch the dial for a few moments... Is it spinning? If you are not currently running any water  this may be an indication that you have a leak!
      • Try reading your meter before you go to bed at night and write down the meter reading (Make sure you let all members of your household know not to flush toilet or run water overnight.) Read the meter again when you get up in the morning and the reading should be exactly the same. If it is not the same, you have a leak!
      • If you see standing water on your lot, or under your home PLEASE CONTACT THE OFFICE IMMEDIATELY! 
    • Check your toilet flappers. Do you ever hear your toilet running and you know it was not recently flushed?  A replacement toilet flapper costs about $10, but allowing it to leak can cost you HUNDREDS OF DOLLARS in lost water!
    • Check your hot water heater. The pressure release valve will allow water to drain out of the hot water heater if the water inside gets too hot. Sometimes it will wear out and leak.