I am an absentee landlord, living 900 miles from the property. Based on the recommendations from Angie's list I contacted LP Appliance Services and explain the situation to them. I indicated to tenant worked during the days but she could probably get a relative to be there when he made his call. He agreed to call them directly and make arrangements. He called me back and said that he would be there at 2:30 PM. He arrived at 1:30 PM, and after diagnosing the problem called me and said the pump needed to be replaced and labor and material total would be $145. I accepted this offer and when he called to say he was finished I advise that the tenants could pay him and I would reimburse them. He said I should just send him a check in the mail and then he would in turn send me a statement. Hey, San Jose landlords/landladys it doesn't get better than this.