Austin Property Management Blog

Stone Oak Resident Update | September 2023

Grant Williams - Monday, August 28, 2023

Holiday Closure

We will be closed on Labor Day, Monday, September 4th, 2023

Things to Do on Labor Day Weekend in Austin

Everyone loves a three-day weekend! 

There are tons of activities to participate in and around the Austin area this Labor Day Weekend. With the extreme heat we are all experiencing, water activities rank high on the list. Whether you want to go tubing, take a dip in the pool, go for a relaxing boat ride, or play a round of golf, there is sure to be something for everyone to enjoy this Labor Day weekend.  Click here for Visit Austin’s 2023 Labor Day Weekend Activity Guide. 

Relentless Heat Waves Hitting Austin, Texas

We’re all likely ready for fall to start any day now.  The 100+ degree days seem endless and any reprieve would be celebrated.  We do still have some summer left and until we can get some rain there are some issues that we’d like to highlight just to help with general awareness.

Heat, or rather Air Conditioning

The constant use of ACs is driving everyone’s bills up, and there have recently been several voluntary conservation notices.  Some energy savings tips are available here that are helpful and useful year-round.  The City of Austin has also provided some information about power outage preparedness with links to other services and resources. Other local providers should have similar information so check with your provider.


The lack of rain is certainly taking its toll on the wildlife and landscaping.  Make sure you are following watering restrictions based on your local guidelines.  It’s important to stay in compliance with those while also doing your part to follow HOA guidelines or just keeping the landscaping maintained.  Also, see the section below about windows, doors, and latches.

Wildfires in the Austin, Texas Area

There have been quite a few in the area this year and everything is dry and ripe for a simple spark to set it off.  There are burn bans throughout most of Texas as of the time this is being written, so it’s important to be conscious of anything that may potentially ignite a wildfire. Until the situation gets better it’s wise to prepare ahead of time.  You can also get more information and/or sign up for notifications and warnings at which is a service to communicate all emergency issues affecting our area.

Doors and Latches

In the summer and winter when we have extreme weather it causes things to expand or contract more than average variation throughout the year. This will sometimes cause door locks or other latches to misalign enough that it may require you to lift, pull, push, or otherwise manipulate the door so everything lines up.  When we receive requests to repair these during extreme weather we may decline because it becomes a never-ending pursuit of getting everything lined up. Once we adjust a door during extreme heat then it will no longer line up during the cooler months of the year, so if we adjust it again then it will not line up when the weather shifts again.  Generally, during the fall and winter when temps are at their average, these should work normally, and that is the baseline where it should remain lined up.  If it cannot be manipulated to latch and lock then we may consider having someone come out to adjust it, but that will be determined on a case-by-case basis.

Your Rental Property's Foundation

With the ongoing heat and drought, the ground below us is completely dried out.  If you don’t have an irrigation system it’s important to make sure the area around the foundation is regularly getting some water.  This is required by the standard lease and will help with several common maintenance requests we get.  Specifically, the doors/latches issue is commonly caused by the ground shrinking which also causes door seals to misalign and allow gaps to open up. That results in us getting requests to fix door seals because the AC is escaping or bugs are getting in, but the bigger problem of the foundation not being watered isn’t being addressed.  There are plenty of videos available on how to do this, but generally, you want to use a soaker hose around the perimeter of the home about 12-18 inches away from the foundation and water for about 30 minutes a few nights a week.  Below is a video about watering the foundation of your rental:

Nature Is Bringing Two Spectacular Shows to Central Texas

In October 2023 and April 2024, there will be two solar events that aren’t to be missed.  If you’ve never witnessed a solar eclipse then you should certainly make it a point to try to catch one, if not both of these.

In October there will be an annular solar eclipse, which is where the moon is slightly smaller than the sun thus creating a “ring of fire” at the peak of the event. This link provides more info about the October event along with a map of the path.  In April 2024 there will be a full solar eclipse, and here is a link to the event info and path.  If you’re going to try to watch one or both of these we strongly suggest going to a location as close to the center of the path as possible to enjoy the best, and longest view. Make sure to track the weather around that time to see where the best place to go will be for clear skies.  Here is another link to some info about these events, and there is a lot of info out there as Central Texas gears up for these.

We have free solar eclipse glasses available for pickup for our tenants.  If you’d like a pair please contact your property manager to arrange a time to pick some up.  We are happy to provide one pair per person listed on the lease.

Thank you for being a resident of a Stone Oak rental property! Please don't hesitate to contact our staff if we can help with anything.

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Login to Your Tenant Portal 

Routine Maintenance Reminders

- Maintenance Requests: We still receive a lot of maintenance requests that state something vague like "washer" or "AC" without any other info about the actual issue.  We cannot act on requests like this and will require that you provide more info, so any request like this will only delay a resolution to the issue.  Make sure you provide as much info as possible in your request including pics if possible.  

- Maintenance Portal: Please make a list of any items you want to submit, and then list all issues together as one request including as much info as possible and attach photos if applicable.  We will then evaluate whether they should be split up or not.  

- Smoke and CO Alarms: As a reminder don't ever unplug and remove smoke detectors because they are beeping. Change the batteries and if that doesn't work please notify us. We find a lot of tenants unplug them and bury them in a closet or drawer instead of replacing batteries.

- A/C Filters: Make sure to check and change every month or as required by the type of filter. If any HVAC systems in your home have a reusable filter you are still required to clean them periodically, so please make sure they are kept clean.

- Toilets: "Flushable" Wipes CANNOT be flushed.  Do not put anything down the drain except water, human waste, and regular toilet paper. Food, toys, feminine products, wipes, towels, wrappers, condoms, and other objects do not break apart and go down the drain. Clogs of the plumbing system may be charged back to you, so it is best to avoid this by not putting anything down any of the drains aside from water and human waste.  

- Disposal Systems: This includes using the sink disposal as a garbage chute.  These appliances are not meant to dispose of large quantities of food and should only be used as a last resort after all food items are scraped off dishes into a compost bin or trash can.

- Drainage: Shower, bath, and sink drains can get clogged up over time with hair and other organic matter. Do not use Draino-type products as they are extremely acidic and will do more harm than good by damaging the pipes while usually failing to fix the drainage issue.  The best way to address this is to use a disposable drain snake that can be obtained from any hardware store for a couple of dollars. Please note that if we send out a vendor for this and it turns out to be this very issue you may be charged back for the cost. Here is a video on how to use those -

Emergency Maintenance: This extension should not be called unless you have an issue involving Flood, Blood, or Fire.  Do not call the emergency line to follow up on existing work orders or submit a new request that is not an emergency.  In case of an emergency call 911 if needed and then contact us after everyone is safe.  Remember that we do not monitor emails after hours, so if you submit something considered an emergency online and do not call we may not know until the next business day.

Other Maintenance Notes:

If you'd like to inquire about, or update an existing request, submit the form at or call 512-617-6766 ext-5.

Maintenance time frames continue to be extended due to the pandemic.  Please allow at least 5 business days before requesting an update from our team unless it is an emergency.

For basic DIY tips and tricks to solve some issues quickly, visit our DIY rental property maintenance page.

Your Tenant Portal & Electronic Statements

The system will generate a statement even if you're moving out, so there is no need to contact us if you receive this and are moving. All charges, including any prorated rent, will be adjusted as needed when the deposit is processed.

If you are not using the portal app that keeps you logged in please take a look at the linked flyer for more info. This can eliminate forgotten passwords, and help with easy updates/access to maintenance requests and all other account details.

AppFolio Tenant Portal Information

Contact Us

Stone Oak Property Management
14050 Summit Drive #113B
Austin, TX 78728

Phone: 512.617.6766
New Accounts: 512.615.7737
Toll Free: 888.892.7940
Fax: 512.994.2300

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