Emergencies don’t wait for business hours—and neither do we. At TGN Property Management, we manage emergency repairs with a clear, 24/7 process that protects residents, limits damage, and controls costs.
Whether it’s a burst pipe at 2 a.m., a gas odor in a pre-war building, or a power hazard after a storm, our system activates immediately to stabilize the issue and document every step.Below, we outline exactly how we respond, what counts as an emergency, and what our Los Angeles Property Management experts recommend to keep your assets safe and compliant.
Quick Answer: How TGN Handles Emergencies
- 24/7 Intake: Live emergency hotline and online portal with triage within minutes.
- Rapid Triage: Safety-first decision tree identifies severity and required trade.
- Immediate Dispatch: Vetted, insured vendors with guaranteed response times.
- Damage Mitigation: Shut-offs, board-ups, drying equipment, and temporary fixes to stop further loss.
- Owner Communication: Real-time updates, cost transparency, and pre-approved emergency caps.
- Documentation & Compliance: Photos, invoices, incident reports, and habitability compliance logs.
- Root-Cause Follow-Up: Permanent repairs scheduled, warranties captured, and preventative recommendations.
Our Los Angeles Property Management experts recommend pre-authorizing an emergency repair cap so we can move without delays when minutes matter.
What Counts as an Emergency?
Not every maintenance request is an emergency—but the ones that are require urgent action. We classify as “emergency” any issue that threatens life, safety, habitability, or the property’s structural integrity:
- Active Water Intrusion: Burst pipes, slab leaks, roof leaks during rain, or sewage backups.
- Gas Odors or Suspected Leaks: Immediate instruction to evacuate and call SoCalGas; we coordinate follow-up repairs.
- Electrical Hazards: Arcing, burning smells from panels/outlets, sparking fixtures, or partial outages with heat risk.
- No Water or Sewage Backup: Loss of essential services or unsanitary conditions.
- HVAC Failure in Extreme Conditions: Heatwaves or cold snaps that create health risks.
- Security & Safety: Break-ins, broken exterior doors/windows, inoperable locks, and fire damage.
- Elevator Entrapment: Coordinate with elevator service and emergency responders.
If a report doesn’t meet emergency criteria, we schedule it as an urgent or routine work order—often next-day. Our Los Angeles Property Management experts recommend educating residents on what constitutes an emergency to speed the right response.
Our Step-by-Step Emergency Response Workflow
- 24/7 Intake and Triage
- Live operators and property managers assess the situation within minutes.
- We verify the address, immediate hazards, shut-off access, and resident safety.
- Residents receive quick safety guidance: water/gas shut-offs, breaker resets, and evacuation when appropriate.
Our Los Angeles Property Management experts recommend placing clear shut-off valve maps inside utility closets or service rooms.
- Vendor Dispatch and Stabilization
- We alert the correct trade: plumber, electrician, restoration, roofer, locksmith, glazier, or board-up crew.
- SLAs matter: Typical targets are 60–90 minutes for active leaks and security breaches; 2–4 hours for electrical or HVAC hazards depending on severity.
- We prioritize containment: shut-offs, moisture meters, extraction, dehumidifiers, tarping, and temporary protections to halt damage spread.
- Owner Communication and Authorization
- You receive an immediate summary: issue, risk level, ETA, and estimated cost.
- We work within a pre-set emergency spend cap to avoid delays; larger scopes get rapid approval calls.
Our Los Angeles Property Management experts recommend setting caps that reflect after-hours rates and Los Angeles market pricing.
- Documentation and Compliance
- Photos, videos, meter readings, and moisture maps are uploaded to your owner portal.
- We log notices and habitability timelines to align with California and local requirements.
- If insurance is implicated, we create an incident report and coordinate directly with adjusters upon request.
- Root-Cause Repair and Prevention
- After stabilization, we propose a permanent fix—repair vs. replace, code upgrades, and warranties.
- We schedule during daylight or non-intrusive hours when possible and provide cost options.
Our Los Angeles Property Management experts recommend converting emergency patches into long-term solutions quickly to prevent repeat failures.
Vendor Network, SLAs, and Quality Control
- Vetted Pros Only: Licensed, insured, background-checked vendors with LA experience and current COIs naming ownership as additional insured.
- Clear SLAs: Defined response times, after-hours availability, and quality checkpoints.
- Transparent Billing: Time-stamped logs, material lists, and before/after photos.
- Post-Job Review: We confirm resident satisfaction and verify that risk is fully mitigated (no lingering moisture, no exposed wiring, no unsecured entries).
Our Los Angeles Property Management experts recommend reviewing vendor rosters annually and stress-testing response times before peak seasons like winter rains and summer heatwaves.
Cost Control Without Compromising Safety
- Triage First: Stop the damage; prevent the expensive part—secondary losses.
- Pre-Negotiated Rates: Preferred pricing with top vendors reduces after-hours premiums.
- Repair vs. Replace Analysis: Lifecycle cost comparisons to protect long-term NOI.
- Insurance Alignment: Fast mitigation within 24–48 hours aids claim approvals and limits mold risk.
- Capital Planning: If repeated failures occur (e.g., galvanized pipes, aging panels), we present upgrade paths with ROI.
Our Los Angeles Property Management experts recommend leak sensors under sinks/water heaters in multifamily properties to catch issues before they escalate.
LA-Specific Risks We’re Ready For
- Earthquakes and Aftershocks: Gas shut-off valves, structural checks, and glass/debris cleanup protocols.
- Aging Infrastructure: Older plumbing and knob-and-tube electrical in legacy buildings require swift, code-compliant solutions.
- Storm Bursts and Roof Leaks: Tarping, emergency roof patches, gutter clearing, and waterproofing follow-ups.
- Utility Coordination: LADWP power/water issues and SoCalGas safety shut-offs integrated into our response plan.
Our Los Angeles Property Management experts recommend installing automatic seismic gas shut-off valves where applicable and verifying breaker labeling on all units.
Communication Residents Can Trust
- Clear Instructions: Safety-first messaging in multiple languages when needed.
- Live Updates: ETAs, arrival confirmations, and what to expect during the visit.
- Respect and Access: Notice of entry compliance, key handling, and pet-safe practices.
- Post-Visit Guidance: Dry-out timelines, noise expectations, and how to report lingering issues.
This calm, consistent communication reduces anxiety and prevents unnecessary repeat calls.
Frequently Asked Questions
- Who decides if it’s an emergency?
We apply a written triage protocol focused on safety, habitability, and property preservation. When in doubt, we treat it as urgent and stabilize. - Do you need owner approval at 2 a.m.?
With a pre-set emergency cap, we proceed immediately. Larger projects get rapid owner contact while we continue mitigation. - Will you help with insurance claims?
Yes. We provide documentation, photos, moisture logs, and vendor reports; we can coordinate with adjusters as requested. - How fast can you get someone onsite?
Typical emergency dispatch is within 60–90 minutes for water/security and 2–4 hours for other hazards, subject to city-wide event load. - How do you prevent repeat emergencies?
Root-cause analysis and preventative maintenance plans. Our Los Angeles Property Management experts recommend biannual inspections of shut-off valves, roof systems, and electrical panels.
Conclusion
Emergency repairs are inevitable—disruption and runaway costs are not. TGN Property Management pairs 24/7 responsiveness with disciplined triage, vetted vendors, and thorough documentation to protect residents and your bottom line.
For smoother outcomes, our Los Angeles Property Management experts recommend setting an emergency spend cap, labeling critical shut-offs, and scheduling seasonal risk checks before peak weather.Want a customized emergency response plan for your building? Contact TGN Property Management. We’ll audit your current setup, outline clear SLAs, and put a proactive, LA-ready system in place—so the next 2 a.m. call becomes a brief, well-managed event, not a crisis.