Owner FAQs

Answers to your frequently asked questions

• Why choose professional management?

  Managing property is hard and most inexperienced owners find out the hard way and at great expense. And if you are involved with Section 8 property, it can be even harder. Problems start when the owner selects a tenant because they “liked” him and without checking credentials. Once the tenant is late or misses a payment, it’s the beginning of the end. Over the next few years, the owner slowly finds that the tenant has racked up thousands in unpaid rent before finally reaching their limit – and this even goes for tenants in the Section 8 program! You’ve got to know what to do and when.
  
  

  We have rescued many owners. We’ve discovered owners are really nice people, understanding to a fault, and always willing to “work with the tenant” but unfortunately, tenants often take advantage of these kind-hearted owners. Finding tenants with the same values as the owner is difficult and takes experience. Managing property takes time, patience, and the right attitude.

  No matter how you obtained your rental, if you don’t have the experience or the time, or if you are relocating or retiring, we manage your properties with one goal in mind: to make your property profitable and stress-free.

• Why should I use Atlanta Area Property and Management?

  We have over a decade of experience and have seen it all. We are good at what we do. We get good tenants, sign them up for multiple years, ensure rents are paid on time, and respond quickly to maintenance issues keeping great tenants happy. We work with owners to generate the highest possible rents while keeping the property in good condition to ensure maximum return on their asset.
  
  

  In the Section 8 space, our years of experience with the multitude of Housing Authorities in the metro Atlanta area has enabled us to offer our expertise, a range of services, and great pricing to owners with one or more Section 8 rentals in their portfolio.

  When we say, “professional property management”, we mean it and we have owner testimonials to prove it! There is no better choice for your investment and peace of mind whether you have a regular rental or a Section 8 rental

• What is Atlanta Area Property and Management’s story?

  We started out by managing our own rental property spending hundreds of hours doing everything necessary to make them great rentals … and we learned the secret to property management: managing people and solving problems. We learned how to attract and select the right tenants, how to respond to tenant situations, and how to take care of rental property. Before long, our friends and colleagues were asking us to manage their properties and soon we were in the property management business!

  We treat all rentals as a business investment – because they are!

• How do you help 1st time Landlords and Section 8 Owners?

  Smart first-time landlords who want to reap the benefits of investment property without the stress of tenant interaction will hire a professional to manage their rental. We procure the best tenants, handle the day-to-day maintenance and repair, address lease violations, pick up emergency calls, collects rents, and provide Owner accounting and monthly statements.
  
  

  For Section 8 Owners taking advantage of the Housing Choice Voucher program, there is an added layer of governmental administration and procedures which complicates the management process. We also handle the HUD paperwork, Section 8 home inspections, and rental increases.

  We put the first-time landlord’s mind at ease with our handling of their property. We strive to keep the property in tip-top shape so the asset grows in value while keeping good tenants to provide the monthly cash flow.

• Should I do Section 8?

  We love Section 8 (formal name is Housing Choice Voucher or HVC) especially with the looming economy just over the horizon. With HCV, you don’t have to worry about getting the monthly rent because your tenant was laid off or had their hours reduced. Most HVC tenants work and are expected to pay a portion of their income towards the rent, but, if they are unable to work, we’ve seen HVC reduce the tenant’s portion and pick up the tenants part of the rent. Yes. We love Section 8.

• What if not all my properties are Section 8?

  We specialize in Section 8 but if you have properties that are not participating in the Section 8 program, we can still help you. Give us a call to discuss your situation.

• How do you handle deadbeat Tenants?

  When a tenant misses their rent payment, it’s a red flag to us. We are very aggressive with rent collection – In our leases, rents are due on the first day of every month and considered late on the second day (there are no grace periods). Our late fee structure is $100 plus $10 per day for every day rent is late, and it begins on the second day of the month. We start legal action on the third day but the tenant may pay a fee to halt eviction. Because a missed rent payment is generally the start of a tenant that will miss many more payments, the second time eviction is threatened, we work on getting the tenant out as quickly as possible so as not to rack up months of unpaid rent.

• What reports do you provide?

  We use a professional property management system, called Propertyware. It is a powerful software system that provides our owners online access to tenant documents, reports, statements, maintenance records, and direct deposit of their funds. It provides our tenants with online access to pay rent and request maintenance and repairs.

• Can I afford rental property?

  Renting out real estate on which you're paying a mortgage is a balancing act. To be profitable, you have to make sure that the money coming in from rent covers what goes out—or else you're operating at a loss on your real estate investment.

  Always prepare for the worst. Your rental property may sit vacant occasionally, require repairs, or may have a tenant that has defaulted so as a good rule of thumb, you should have at least three months rent in your bank account for the unexpected.

• What things should I continue to handle?

  MORTGAGE PAYMENTS. Never rely on anyone except yourself to make sure your mortgage is paid on time.

  PROPERTY TAXES: Again, never rely on anyone to pay your taxes. Also make sure your mailing address on your tax records is up to date with your current home address.

  INSURANCE: Unpaid premiums could be disastrous. Stay in control of your coverage and payments.

  HOA DUES: Failure to pay could result in fines, fees, and liens on your property. Make these payments yourself.

• What about pets, service and support animals?

  People love their pets! Statistically, over 70% of renters have pets and consider them “part of the family”. So if you do not permit pets in your property, you really narrow the field of potential renters and run the risk of a prolonged vacancy waiting for a qualified tenant.
  
  

  Service animals are specifically and rigorously trained to perform specific tasks or alerts to mitigate their handler’s disability. These animals qualify as an assistive animal under Fair Housing laws and are not considered pets so no pet deposits are required.

  Emotional support animals (also called Comfort animals) do not have to have any specialized training but they help alleviate disability symptoms. These animals also qualify as an assistive animal under Fair Housing laws and are not considered pets so no pet deposits are required.

  In our Section 8 rentals, we do not permit pets.

• What about the rent amount?

  For the Housing Choice Voucher program, rent rate ranges are established by the local Housing Authority based on a variety of criteria. However, HCV rent will always fall within the market rent and rent increases can be requested to maintain market rates.
  
  

  Setting the monthly rent is not as easy as it seems. Any number of factors affect rent and it may not always be obvious: number of bedrooms and bathrooms, location and neighborhood, competition, amenities, condition and newness of the home, pets, and square footage, just to name a few.

  How to tell if your rental is priced too high:

  • Few or no inquiries after a week of being listed.
  • Inquiries but no showings.
  • Showings but no applications.

  How to tell if your rental is priced too low:

  • Flooded with inquiries and showings within the first few days of listing.
  • Applications without seeing the property.
  • Requests to hold the property with a deposit.

  If you want to be sure that you are getting the highest rent possible, run the listing at your desired rent amount for a week but be ready to reduce the price. Don't keep hanging on to a high price in the hopes that the right person will come along ... soon.

• What do I owe to my tenant?

  A safe, quiet, and clean environment. Every tenant is looking for a place to call home. Once the lease is signed, you have transferred the "right of possession" to the tenant and are promising quiet enjoyment. By law, you are no longer entitled to enter the property at will. You must also operate within the Fair Housing guidelines, handle your part of home maintenance and repairs, and be fair with the disbursement of the tenant's security deposit.
  
  

  Disclose anything major about the property. For example, if the home is on septic, uses well water, or has occasional flooding in the corner of the unfinished basement.

  Put yourself in your tenant's shoes ...

• Can I leave furniture or personal items in the home for the tenant?

  No. All personal property must be completely removed from the home before it is rented. You cannot restrict access to any part of the property, including sheds, basements, garages, or storage areas. There have been legal cases where owners attempted to block off parts of the home or store personal belongings on-site — and tenants successfully sued for full access and damages. These cases have resulted in significant financial penalties and loss of the owner's personal property. For this reason, we do not list any homes that contain personal items or restricted areas.