Resources & FAQs

• General

  • Q: Are you licensed?

    A: Yes. As an Atlanta Property Management company we are a licensed Real Estate Brokerage. In addition, our property managers and several other members are licensed as well.

  • Q: What type of properties do you manage?

    A: We manage single Family Homes, Condos, Apartments, High-rises, Townhomes, Duplexes, Triplexes, Quadruplex, and Multi-family up to 16 units.

  • Q: How soon can you start managing my property?

    A: Right away. Simply click here to complete a short form. We’ll take it from there and get you up and running in no time.

  • Q: What information/documents do you need from me to get started?

    A: In order to get started, we will need the following information:

    • Address of the property that you need managed.
    • Name of owner(s) as it appears on the deed.
    • Completed and signed W9 form
    • Contact information of the owner(s): email, phone number, and mailing address.
    • Deed or Settlement Statement (the forms you received when you closed on the house).

  • Q: Can I reach you after hours?

    A: Of course. We encourage our clients to email, text or call us during normal working hours. However, as an Atlanta Property Management company we are available 24/7. If you need to reach us, we’re available any time.

  • Q: Do you provide a 1099 Misc. form at the end of the year? How do I get it?

    A: Yes. At the beginning of each year we both mail and email a copy of the 1099 Misc. for the previous year.

  • Q: What is your termination policy?

    A: Canceling our services is easy. Simply let us know 60 days in advance that you wish to cancel our services. Upon notification, we will provide you, or your new Property Management company, with all of the information that we have. We do not charge a termination fee.

  • Q: Can I get a free trial?

    A: We offer various promotions throughout the year. Check out our Home Page to see our latest offerings. Please note that our promotions don’t last forever, so if you see something you like, take advantage of it.

  • Q: Do you offer military discounts?

    A: We support our men & women in uniform. If you are in active service or a vet, let us know and you will receive a 10% discount on our Tenant Placement fee.

• Financial

  • Q: Do you charge Management fees if my property is vacant or rent is not being paid?

    A: No. Our motto is “If you don’t get paid, we don’t get paid”. If your property is vacant or your tenant is not paying rent, we don’t charge management fees.

  • Q: When do I get paid? How?

    A: We transfer funds electronically to our clients between the 7th — 10th of each month. Normally our tenants pay around the 5th of each month, and we need 2 – 4 days for the payment to clear. Once we send out a payment, you will receive an email notifying you of the payment and the amount.

  • Q: How much does it cost to market my property and find a new tenant?

    A: We charge $0 to start the process. Our fees for Atlanta property management do not start until we have moved a qualified tenant into your property.

  • Q: Do you pay insurance policies? HOA fees? Property taxes?

    A: Yes, to all. We also handle all communication with those parties, so you don’t have to.

• Leasing

  • Q: How do you market vacant rental properties?

    A: First, we take high-quality pictures of the property. We then advertise it on more than 20 different websites, circulate it among our tenant database, post it on the FMLS, and use other marketing techniques to promote your property to viable tenants.

  • Q: How long will it take to get my property leased?

    A: Once a vacant property is ready for showing, it normally takes us less than 30 days to secure a qualified tenant. If the property is already occupied, we start showing it 60 days before the current tenant moves out. Most properties get a new tenant move-in 5 – 10 days after the former tenant has moved out.

  • Q: What is the search criteria when placing a new tenant:

    A: We have a 14 point Screening Process for new tenants. We check credit score, rental history, ability to pay, evictions, criminal history, employment status, and other factors. Please contact a member of our team to learn more about our rigorous screening process.

  • Q: Do I get to see the lease or sign it?

    A: Yes. You get to see the lease and sign it before the tenant moves in.

  • Q: How long of a lease do you sign?

    A: We require leases to be no less than 12 months. While most leases are 12 months, we do have plenty of leases that are longer. The lease length will depend on the tenant and your preferences. We also aim to end all leases in the warmer months, between April and October, when most people move, market prices increase, and the likelihood of acquiring a high-paying tenant is greater.

  • Q: Am I required to make my property available to Section 8?

    A: A new law that was implemented recently does not allow landlords or Atlanta Property Management companies to discriminate against Section 8 tenants. Therefore, all properties must be, on paper, available to Section 8 tenants. However, Section 8 programs require certain standards and criteria that as landlord you are not required to supply. If your property is not “section 8 ready” than a section 8 tenant cannot move there. Feel free to reach us for more information.

  • Q: How do you collect rent?

    A: We provide our tenants with several ways to pay their rent, including online, at the bank, or in one of many payment centers located throughout metro Atlanta.

  • Q: Do you charge a Security Deposit from the tenants? How much is it?

    A: We charge a Security Deposit from all tenants. Our minimum is 1.5 times the rent. In some cases we’ll charge even more. We do that to make sure you are protected.

  • Q: Who holds the tenant’s security deposit?

    A: We hold the tenant’s Security Deposit in an escrow account. Once tenant moves out, and in accordance with the GA real estate law and lease, we either refund, partially refund or withhold the security deposit.

  • Q: What happens if we need to file for eviction?

    A: While evictions are rare, they do happen and we are well equipped and experienced to handle them. If a tenant is behind on their rent and we’ve exhausted all our efforts to collect rent in a timely manner, we will file for eviction. The eviction process can take anywhere from 1-8 weeks, depending on the court, time of year, complexity of case, and knowledge of the tenant of the system. Most cases get resolved within 3-5 weeks.

  • Q: Do you charge a fee to evict a tenant?

    A: Yes. We charge a small fee of $175 to cover the cost of our attorney that will be representing you in court. This fee does not include court costs and other eviction related costs (writ of possession, eviction crew, re-keying the house, trash-out etc.). Our goal is always to find the best, most qualified tenants so we never have to be in this position.

• Owner Portal

  • Q: How do I login to my portal?

    A: To login to your portal, click here, or click Login at the top of any page on our website.

  • Q: I’m still having difficulty logging in. What do I do?

    A: Click Login at the top of any page and click on “Forgot my password”. The system will walk you through resetting your password. If the password reset process fails, please reach out to us and we will manually reset the password on our end.

  • Q: What type of reports do I get and how often?

    A: You have 24/7 access to the report section in your portal, where you can download more than 20 different reports. We recommend looking at the Rental Owner Statement, which is a comprehensive yet easy to understand guide.

  • Q: Where can I see the income & expenses associated with my property?

    A: When you first login, the first page is your Income and Expenses page. Click on the + sign next to the property address and the window will open to show you more details. Every income and expense number is clickable. You can also choose the time frame you’re interested in viewing.

  • Q: What are the best reports I can look at that will help me understand the financials?

    A: Once logged into the portal, click Reports (top right) -> Rental Owner Statement -> choose the Properties you want to review -> choose Date Range -> Click Run Report (to see report on screen) or Export (to whatever file you want).

  • Q: Where do I find invoices for repairs?

    A: Under Rental Owner -> Financials you can find all the Income & Expenses for your property (make sure to click the + sign next to the address). Click on any expense to see its associated invoice. In the new window, look for the attachment sign and click on it. The invoice will open up.

  • Q: Where can I find a copy of the lease?

    A: In your portal, go to Rental Owner -> Documents. You will be able to find a copy of your lease and other documents we’ve uploaded.

  • Q: Where do I see when funds were transferred to me?

    A: In your portal, go to Rental Owner -> Rental Owner Ledger. This page will show you all amounts paid to you and paid by you.

  • Q: How do I make a payment? What payment methods do you accept?

    A: If you have a balance and need to pay, you can pay online through the portal. Simply login to the portal and click “Send Funds”. You will be able to pay using eCheck or credit card.

• Buy & Sell properties

  • Q: Do you buy and/or sell properties?

    A: Yes. Our team of licensed agents have been buying and selling properties for years. Whether you are looking to buy/sell as an investor or as a homeowner, we’re here to help.

  • Q: I’m interested in buying/selling a property. What do I do next?

    A: Send us an email through the Contact Us page and one of our team members will get back to you. We’ll get some information and get the ball rolling for you.

  • Q: I will need a mortgage, but don’t have a lender yet. Can you assist me with that?

    A: Yes. Throughout the years we’ve created strong relationships with key providers in this industry. Let us know what you need and we’ll happily refer you.

• Maintenance and repairs

  • Q: How do you handle maintenance requests?

    A: Every maintenance request is put into our system and sent to you, along with a quote and pictures, for review and approval. Once you approve the work, our technicians will be dispatched to complete the repair. Once the repair is complete, a notice will be emailed to you with pictures and the invoice will be posted to your portal.

  • Q: Do you conduct inspections at the properties?

    A: We conduct both move-in/out inspections and “soft inspections” whenever our techs make any repairs. We also offer additional periodic inspections for a small fee.

  • Q: Can I use my own people to handle the repairs?

    A: Absolutely. If you already have a local vendor that you trust and enjoy working with, we can deploy them. We will still handle all the process and coordination so you don’t have to, just with your vendors. We will also pay them on your behalf and upload the invoices to your portal.

  • Q: Do I need to pay you every time you make a repair?

    A: No. Our goal is to make sure repairs are done in a timely manner, so the tenant can enjoy the house and you know that your investment is well maintained. Once a repair is approved and completed, we will upload the invoice to the portal. The balance will be taken from the incoming rent. It’s simple and easy.