Posts

What You Need to Know About Rental Property Maintenance

Benjamin Franklin one said, “an ounce of prevention is worth a pound of cure.” This quote can be easily applied to many areas of life, but we think it is especially applicable to rental property maintenance. Owning rental property is a long-term investment, which means you need to pay attention to regular maintenance in order to save money. If you are vigilant about maintenance at your property your home’s systems will last longer and you will be less likely to have an emergency situation. Find out how you can stay on top of regular maintenance tasks at your rental home with our short guide to maintenance below.

What is a Property Owner Responsible For?

Before we discuss how you should approach routine maintenance we need to define what a property owner is responsible for, and what a tenant is responsible for. Incorrect expectations and miscommunication about maintenance issues can lead to tension between tenants and property owners. This is why we work hard to clearly explain a tenant’s responsibilities when they sign their lease.

According to the Georgia Landlord-Tenant Handbook, “residential landlords have a duty to keep a unit in a safe and habitable condition and in good repair.” Generally, landlords are responsible for maintaining the structure of the home including plumbing, electrical, and heating. They are also responsible for ensuring their tenant has safe access to their unit. Tenants are responsible for keeping the home clean and tidy, as well as reporting any maintenance issues to their landlord as soon as possible.

Your Atlanta property manager can help you and your tenant understand how these rules apply to your property specifically, and it is important to know that maintenance responsibilities may change based on lease requirements. For example, some landlords require their tenants to maintain the landscaping while others do not. 

During the initial walk-through your tenant should make a note of any maintenance issues that make the home unsafe so the maintenance team can fix them. It is also a good time to explain to your new tenant exactly what they are responsible for, and how certain maintenance tasks should be performed. Tasks such as changing the AC filter may not be intuitive to a tenant who is new to renting a single-family home. Remember that communicating clearly about maintenance upfront will help you avoid tensions and reduce turnover.

Planning for Maintenance

Every home needs maintenance, whether it is a brand new build or a 50 year old home. Carpets wear out, faucets leak, and windows break. If you supply major appliances such as a refrigerator, washer, or dryer, you are responsible for repairing or replacing them. That is why it is important to include rental property maintenance in your yearly budget. How much should you set aside? A good rule of thumb is 1-2 months rent. However, if your home is older you may need to set aside more. Talk to one of our experienced property managers if you are unsure how much money to budget for maintenance issues.

In addition to routine maintenance costs you need to stay up to date with how well your rental home’s systems are working and set money aside for replacing them. With proper maintenance your rental home’s AC system, furnace, and water heater should last 10, 15, or even 20 years. Eventually though, they will need replacement. Typically replacing one of your home’s systems isn’t an emergency. Your AC may stop working one day, but if you are maintaining it properly you will see warning signs long before it kicks the bucket. Take note of these signs, as well as the age of the system, so you can plan for the cost of replacement. 

Why Atlanta Property Managers Recommend Property Inspections

Effective maintenance starts with regular property inspections. If you are only inspecting your property at move in and move out you are doing your property and your tenants a disservice. We recommend quarterly or biannual inspections for three reasons:

  1. Inspections allow you to identify areas that need repairs and plan for future expenses.
  2. Communication between property managers and tenants is improved.
  3. Your tenant sees that you are invested in their wellbeing and their home, and are thus more likely to take good care of the home.

Regular property inspections save you money in the long term by identifying problems at your rental home and reducing turnover. For more information on why you should never skip an inspection read our blog post here.

Regular Maintenance By Season

Now that you know why routine maintenance is so important you are probably wondering how to perform routine maintenance tasks. At Specialized Property Management Atlanta we perform inspections nearly every day at the properties we manage across the Atlanta metro area. We recommend performing rental property maintenance quarterly or biannually, and checking specific items based on the season of the year. Even if you choose to inspect less frequently we recommend reminding your tenant of the routine maintenance tasks they should be performing each season. Here is a brief list of the tasks you should do according to season:

  • Spring: When the weather begins to warm it is time for spring cleaning. Walk around the outside of the property to make sure freezing temperatures did not damage outdoor pipes or the foundation. Schedule an AC tune-up before the weather gets too hot. Check attics and basements to ensure critters did not make homes there during the colder months.
  • Summer: Check that ceiling fans are turned to their summer setting to ensure correct airflow. Remind your tenant what their responsibilities are in regards to landscaping, particularly if they need to water the lawn periodically.
  • Fall: Ensure your rental home is ready for colder weather by scheduling routine maintenance for your furnace. Ask your tenant to take note of any windows or doors that are leaking air so your Atlanta property managers can reseal where needed. Yards should be clean of anything that cannot stay out in freezing temperatures.
  • Winter: During the holiday season home fires are at their peak. Make sure your tenant is prepared for the worst by checking smoke alarms and fire extinguishers. Ask your tenant to alert you if they will be gone for an extended period of time over the holidays.

Some maintenance tasks should be performed regularly, but aren’t based on the season. These include tasks like changing the AC air filter and checking for common safety hazards. For more information on performing a routine inspection visit our post here.

Responding to Maintenance Requests

How quickly do you respond to tenant maintenance requests? Slow response to maintenance issues is one of the top reasons for tenant turnover. When tenants feel their problems are being brushed off they get frustrated and are less likely to re-sign their lease. In addition, the Georgia Landlord-Tenant Handbook states that a landlord is responsible for responding to maintenance requests in a reasonable time, otherwise the tenant can sue for damages. Responding quickly to every rental property maintenance request, no matter how small, will help you avoid tensions and reduce turnover. 

Responding in a timely manner to every maintenance request can feel impossible when you self-manage, especially if you own multiple properties, live outside of the Atlanta Metro area, or have a full-time job outside of property management. Maintenance issues don’t wait for you to have the day off. Self-managing your rental property means you must be on call nights, weekends, holidays, and during vacations. That is one reason property owners turn to our team of experts. With Specialized Property Management Atlanta taking care of your property you never have to worry who will answer that middle of the night maintenance call. 

At Specialized Property Management Atlanta we make it easy for tenants to report maintenance issues, no matter when they happen. Our online tenant portal is available 24 hours a day for tenants to submit a maintenance request. We also provide an emergency phone number your tenant can call if they need someone right away. Our property managers are always available to address maintenance emergencies, and are quick to respond to requests of any kind. 

The Atlanta Property Managers You Can Trust

With nearly 30 years of property management experience we know how tricky it can be for property owners to take care of every aspect of the rental cycle. If you are new to property management, or you are trying to manage your rental while working another full time job, chances are some things will slip through the cracks. Unfortunately when that happens your investment could be put at risk. 

Property owners who choose to work with our Specialized team benefit from our experienced professionals and proven processes. We use the latest technology to analyze data from your property, helping you avoid unnecessary costs and make informed decisions. On your online owner portal you can view the latest property updates and inspection reports so you are always informed about what is happening at your property. 

You owe it to yourself, your tenants, and your investment to work with the experts at Specialized Property Management Atlanta. Get started today by calling 404-596-8454.

How Realtors and Property Managers in Atlanta Can Join Forces

Real estate is an industry that rewards experience. The more you know about trends in your local area the better you can help your clients. This holds true for both real estate agents and property managers. That is just one reason our team of property management experts chooses to partner with local realtors. We want the best for our clients, so we partner with expert agents to get them the best results. If you are a realtor in Atlanta we invite you to join our Realtor Referral Program.

What Realtors Do

As a realtor you are committed to staying up to date with the real estate industry so you can help your clients to buy low and sell high. The best local realtors are constantly researching market trends and looking up comps for their clients. Pricing a home correctly means your selling client will sell their home quickly and earn close to what it is valued at. Your buying client needs to know which homes are overpriced, and which are a good value. When a realtor does their job right they will help their clients buy and sell, and they will earn a commission. 

What Property Managers in Atlanta Do

A property manager at a full service company like Specialized Property Management Atlanta takes care of everything during the rental cycle. This includes advertising, showing, lease preparation, screening, collections, maintenance, inspections, and more. Part of our job is to help property owners price their rentals correctly, which brings in high quality tenants quickly. Being experts in areas like screening and inspections means property owners see less turnover and save money over time. When we do our job correctly we see happy tenants, happy property owners, and a steady income from management fees.

Why Property Managers and Real Estate Agents Should Join Forces

It may sound counterintuitive for realtors and property managers to work together. After all, a realtor only gets paid when their client decides to buy or sell. And, property managers only get paid when their clients choose to rent out their homes. However, after years of experience in the real estate industry we know that our clients have many reasons to sell their investment properties. While real estate investment is a great way to make money, it isn’t right for everyone. In the same way, some of your realty clients may look at the current market trends and decide to rent out their home instead of selling. Neither of these scenarios mean you are a bad realtor or we are bad property managers, they simply mean our clients want different services.

When a client decides to sell their investment property they often ask us for a referral. We want to make sure that our clients receive the best service possible when they work with a realtor which is why we only refer clients to realtors we have a relationship with. As a realtor we are sure you want the best for your client who decides not to sell. When you refer your client to our property managers in Atlanta we guarantee that we will help them turn their investment into a success. 

Specialized Property Management Atlanta Realtor Referral Program

How can you benefit from referring your clients to Specialized Property Management Atlanta? Beyond knowing your clients are in good hands, when you join our realtor referral program you can earn money. For each client you refer who signs a management contract we will pay you a $500 referral fee. Even better, there is no limit on the number of clients you can refer and earn through.

But what about your clients who decide to sell after a year or two of renting out their home? Some property management companies buy and sell properties in addition to managing rentals. At Specialized Property Management Atlanta our focus is on managing single-family rental homes. We do not have realtors who buy and sell, which means when our clients decide to sell they need a realtor. Why does this matter? When our clients decide to sell we must refer them elsewhere. We maintain a list of realtors we parter with through our Real Estate Agent Referral Program. That means when your client is ready to sell we refer them right back to you. You won’t lose their business by referring them to our property management company.

Protecting Your Reputation

As an established Atlanta business we know how important a good reputation is. Your reputation is based not only on the things you do but the people you surround yourself with. And, in the real estate industry your reputation and expertise are what matter most. When you refer your clients to any third party, whether it is a construction company or financier, you are putting your own reputation on the line. So how do you know you can trust Specialized Property Management Atlanta? Referring your clients to a property management company you don’t know is potentially dangerous for your reputation and your future sales. If your client has a bad experience they may not trust your judgement. Even if they do enjoy the management their business might be taken if that property management company also offers real estate services.

Your clients should never settle for less than the best property managers in Atlanta, and when they choose to work with Specialized Property Management Atlanta that is exactly what we offer. With Specialized Property Management Atlanta you can be certain your reputation, expertise, and future sales are protected. Plus, you will earn money for each referral. You really have nothing to lose by partnering with Specialized Property Management Atlanta!

7 Specialized Guarantees Your Clients Will Love

In fact, we are so confident that our clients will be satisfied with the services we offer we provide 7 Specialized Guarantees. Our 7 Guarantees include:

  • Quality Tenant Guarantee
  • Competitor Price Match
  • Money Back Guarantee
  • Legal And Accounting Compliance Guarantee
  • 100% Satisfaction Guarantee
  • Leading Technology Guarantee
  • Customer-For-Life Guarantee
  • Eviction Protection Guarantee

Our 7 Specialized Guarantees ensure your clients never have to wonder if they are getting the best deal or best service. And if your client ever has an issue with our services we promise to do everything we can to make things right. As a real estate agent you can feel confident that when you refer your client to our team of experts they will get the superior service they deserve.

What Our Clients Have to Say

We know that our 7 Specialized Guarantees only mean so much without the positive reviews of our clients. If you’re curious how our property owners and tenants feel about our services take a look at our customer reviews. Specialized Property Management Atlanta has an A+ rating with the Better Business Bureau and an average rating of 4.5 stars on Google reviews. Read what a few of our customers have to say about our property managers in Atlanta:

“I was on the fence about whether or not I needed someone to help me manage my rental homes. After I realized the difficulty of doing so on my own, I turned to Specialized Property Management. I had gotten many referrals and am so glad I found them. They are true professionals- extremely efficient and courteous. It was a seamless transition and SO worth the money. Jarrod and Tim are efficient,responsive, and pleasant to work with. I would highly recommend them to anyone that is considering a management company. A+” 

Google Review from Ashley B.

“We have worked with SPM for over 10 years as a property manager for our property and have been 100% satisfied with everyone on their team. Everyone is available to quickly answer questions or solve any problems. I would recommend SPM to anyone seeking a property management team.”

BBB Review from C. M.

“Specialized Property Management has been very instrumental in vetting and placing qualified tenants into my rental property. Communication with the whole Specialized team is second to none. I would recommend Specialized Property Management to anyone looking to rent out their property with very little time spent empty.”

Google Review from Manny B.

To read more testimonials from property owners and tenants visit our testimonials page

How to Join Our Real Estate Agent Referral Program

What are you waiting for? Start referring clients today and earning your referral fee. Visit our Realtor Referral Program page and fill out the form to submit your referral. As soon as your client signs a management agreement you will receive your $500 referral fee. And when your client is ready to sell again we will refer them right back to you.

You and your clients can learn more about our top rated property management company, including information about our full range of services, by visiting our services page or our FAQ page. Still have questions about our Realtor Referral Program? Give us a call anytime at 404-596-8454 and we would be happy to answer them!

With proven processes and experienced professionals Specialized Property Management Atlanta is the company your clients need to turn their investment into a success! 

How to Choose the Best Insurance for Your Rental Property

We often speak to first time rental property owners about the importance of maintaining insurance on their properties, and how property insurance differs between a primary residence and an investment property. Insurance on your Atlanta investment property, sometimes referred to as “Landlord insurance”, is not just a good idea, it is a must. Real estate investors need to know their investment is secure in the event of a fire, flood, or other disaster. However, unlike homeowner’s insurance investors do not need to be concerned with the contents of the home, that is what renter’s insurance is for. How do you know you’re getting great coverage, at a great price? Find out what you need to know about covering your investment by reading our short guide below.

Choosing a Reliable Insurance Carrier

To get the best coverage, a competitive pricing structure, and great customer service, you need to find a high quality, reliable company. Just like professional property management in Atlanta, not all insurance companies are equal. We recommend looking for an insurance company with an A+ rating from the five insurance rating companies. There are several factors that go into determining an insurance carrier’s rating, but one of the most important factors is their creditworthiness. The company you choose should have good credit and a solid claims payment history. You need to know that if you submit a claim the company who holds your policy will be able to pay it out.

Finding a Company Who Works for You

After you narrow down your list of high quality insurance carriers the next step is to find a company that is easy to work with and puts you at ease. We recommend looking at customer reviews to find out what other rental property homeowners have to say about each company you are considering. Remember, if you experience a catastrophe you will have to deal with your insurance company’s representatives. The carrier you choose should provide a 24-hour claims hotline and customer service. Their representatives should be reliable and professional. If you need help finding a reputable company reach out to a member of our management team for a recommendation. After decades in the property management business we have dealt with countless insurance companies.

Great Rental Property Coverage: What is It?

When you are shopping around for an insurance policy on your rental home what should you expect each policy to cover? At a basic level your policy should cover damages to the structure of the property, damage to any contents that belong to you, and liability associated with having a tenant. We recommend finding a policy that covers your property up to $1 million. As professional property management in Atlanta we cannot stress enough just how important comprehensive coverage is. Although there are many circumstances you can plan for, such as a vacancy or eviction, there are just as many that you cannot anticipate. Lightning strikes, floods, fires, and more could wipe out your investment and leave you with nothing. Proper insurance coverage means that even when disaster strikes you won’t be liable for the cost of repairing or replacing your asset. 

When comparing policies try to find one that includes scenarios such as:

  • Water damage due to sprinklers or faulty plumbing
  • Dog bites
  • Lightning strikes
  • Theft and vandalism
  • Carbon monoxide leaks
  • Arson

These scenarios are not covered on all insurance policies. Even if your policy limit is $1 million you could be left paying out of pocket for losses due to the above situations. That is why it is important to read through the details of what is covered before choosing a policy.

Do You Need a Broad Form for Your Rental Property?

As we stated above not every type of property damage is covered on a basic investment property insurance policy. Basic insurance policies will cover most of the common damages that could occur at your property, such as fire and theft. A broad form policy provides wider protection for specific situations such as explosions or water damage from a sprinkler system. For extra protection many insurance companies offer special form insurance which covers all losses, except those specifically exempt on the policy.

So, which type of policy should you purchase for your investment property? That depends on the level of risk you are willing to take and the amount you want to spend on your premiums. Basic insurance covers the least, and is therefore the most affordable. Broad form insurance provides a wide range of coverage, and will likely cover most circumstances you will encounter. It is more expensive than basic insurance coverage, but still affordable for most rental property homeowners. Special form insurance will ensure your property is covered in almost every scenario, which puts many property owner’s minds at ease. However, it is the most expensive type and can eat away at your profits. As a property owner you should get multiple quotes for insurance coverage and review the details of each before deciding which one makes sense for your rental home and your budget.

What About Vacancy Coverage?

Property owners often ask us if they need a policy with vacancy coverage. In order to decide you need to understand what vacancy coverage is because this type of coverage is often misunderstood. It does not cover a vacancy in which your tenant moves out when their lease expires. It also does not cover the typical costs associated with a turnover such as rekeying and cleaning. Standard vacancies and turnover costs are a predictable part of professional property management in Atlanta. So what does vacancy coverage do? This type of coverage kicks in when a tenant breaks their lease leaving you without rental income. Turnover is expensive, but with proper planning and saving most rental property owners have no problem budgeting for it. However, if a vacancy comes early some property owners find it difficult to cover the costs of a turnover. Vacancy coverage is rarely included in basic insurance policies, but it can make a big difference if your tenant moves out unexpectedly, leaving you without income and with turnover expenses to pay out.

Replacement Cost or Depreciated Cost: It Makes a Difference!

Insurance companies cover losses by paying you for the items that were lost. But the way they determine the value of your lost items matters. Your insurance policy may cover your lost items based on their depreciated cost or their replacement cost . Here is what these terms mean:

  • Depreciated Cost: Your insurance company will value items lost at your rental property based on what they were worth at the time of the loss. For example, your 10 year old water heater is likely worth $100 or less if you were to sell it at a garage sale or marketplace.
  • Replacement Cost: Your insurance company will value an item based on how much it costs to replace that item with a brand new version. For example, if you were to replace your 10 year old water heater with a brand new one you could expect to pay between $500-$1000. 

Policies that cover replacement cost are typically a better use of your money because if a loss occurs this policy will allow you to replace the items rather than just recoup a fraction of the cost to replace them. However, not every rental homeowner wants to replace their rental home after a loss. Before purchasing a policy it is important to decide what you would do in the case of a loss, so you can determine whether you want a policy that provides replacement costs or depreciated costs.

When You Need Ordinance and Law Coverage

Part of our job as professional property management in Atlanta is to ensure your investment property stays safe and habitable for your tenants. But what happens when housing codes change and your property needs to be updated? Costs associated with bringing your property into compliance can be high, which is why some property owners opt for ordinance and law coverage. If you’re considering ordinance and law coverage it may be helpful to speak to one of our professional property managers. Our experienced team stays up to date with local laws and ordinances in order to keep all of our properties up to date. We can help you determine if your home needs this extra coverage.

For Professional Property Management, Call the Experts

There is a steep learning curve when it comes to property management. Not only do you need to know the ins and outs of choosing a high quality insurance company, you need to be an expert in every aspect of the rental cycle. That includes marketing, advertising, rent collections, showing, screening, inspections, and more. Investment property owners who choose to self-manage or hire a “discount” rental property manager often end up making expensive mistakes in at least one of these areas. Don’t settle for anything less than property management provided by experienced professionals. Specialized Property Management Atlanta is the team you need to help you turn your investment into a success. To find out more call us today at 404-596-8454.

How the Top Atlanta Property Management Company Protects Your Investment During COVID-19

The past few months have brought uncertainty to many people in our community and around the world. We are doing our best to keep you up to date on what is happening at your rental property, but we understand that you and your tenants may still have questions. Our team is working hard to communicate with you and resolve any concerns. Specialized is one of the top Atlanta property management companies, in part because we utilize the latest technologies for property management. We are proud to say these advanced systems have made an incredible difference in our ability to manage and protect your property during this time. Read below to learn more about the ways Specialized Property Management Atlanta is keeping your investment stable right now.

Leasing Your Rental Home

One of the many reasons investment property owners work with our Specialized team is to reduce vacancy days and find highly qualified tenants. During this unprecedented time of lock-down and social distancing, we want you to know safety is our utmost priority. Here is how our leasing process allows us to lease your property quickly, and safely.

  • Finding a high-quality tenant lowers your risk of eviction and maximizes your revenue. Rental IQ™ is a proprietary technology that allows us to rigorously screen tenants, bringing in only the best. Our software checks the industry’s largest database of rental payment history, performs a criminal background check, and performs a credit check. In addition, the software uses advanced methods to analyze factors which lead to reliability. This advanced, industry-leading technology sets us apart from other Atlanta property management companies.
  • Rental property showings have been disrupted for many property management companies because of social distancing requirements. But thanks to our secure electronic entry boxes, that isn’t the case for us. Prospective tenants can easily view a property in person without putting anyone at risk for COVID-19. This feature also gives prospective tenants the flexibility to view a rental property on their own schedule, which has led to an increase in showings and applications.
  • 3D virtual “walk-through” technology allows prospective tenants to feel like they are walking around the property, all from the comfort of their own home. We take 4K/HDR still photos from multiple angles around your property, then merge them together creating a realistic walk-through experience. Tenants love seeing the floor plan and details of the home with this platform, and we have seen an increase in the number of rental applications for homes that utilize this technology. To see an example, visit this page
  • Atlanta property management companies are now required to pay for listings on Zillow, one of the most popular places for tenants to search for rental properties online. Specialized Property Management Atlanta has opted to continue listing on Zillow and goes even farther by paying for a premium listing. Premium listing ensures our properties are highlighted, increasing the number of inquiries and applications. 
  • Specialized Property Management Atlanta now offers a new option for security deposits. Responsible, highly qualified tenants don’t always have the large up-front cash on hand to afford a security deposit, especially when you take into consideration other moving-related costs. That is why we offer an alternative that replaces the traditional security deposit with a surety bond. Tenants are still subject to rigorous screening, but with this unique program, they can pay a small monthly fee instead of a traditional security deposit. This option does not increase the risk for owners and allows your property to appeal to a wider number of applicants. According to our surveys, tenant satisfaction has improved by 80% as a result of this feature.

Even in this time of crisis, our Atlanta property management company will continue to work hard for owners and tenants. In fact, leasing and renewal rates last month were higher than the previous four months’ totals. If you have any questions or concerns about the leasing or renewal process please feel free to reach out to one of our leasing agents.

Routine and Emergency Maintenance

Before the current crisis, we made use of leading technology to track repair requests and completion. Tenants submit work orders online through their tenant portal, any time of day or night. Our team responds quickly to maintenance requests, keeping your tenants happy and safe. In fact, repairs on the homes we manage are completed 3.2 times faster than owner-managed and home warranty-managed repairs. Tenants report high levels of satisfaction with the quality of our maintenance and response time, directly leading to higher renewal rates. According to our tracking system, 77% of renters reported that maintenance speed and quality was one of the main factors they considered when renewing their lease. Quick and effective maintenance is one way we set ourselves apart from other Atlanta property management companies. 

Home maintenance doesn’t stop when the world is in crisis. Faucets still leak, refrigerators break down, and air conditioning systems need their filters changed. Property owners are responsible to keep their rental property safe and habitable, and with so many tenants stuck at home, this is more important than ever. However, we recognize the need to limit contact and stop the spread of COVID-19. We have put into place emergency protocols in order to keep our team and our tenants safe and healthy. Here is what we are doing to address repairs and maintenance at this time:

  • Non-health and safety repairs may still be requested and will be addressed on a case-by-case basis. If both vendor and tenant decide to move ahead with the repairs we will conduct them. If either party decides to wait, we will put the repairs on hold until the current threat has passed.
  • If non-health and safety repairs are made we will ensure strict COVID-19 protocols are followed. These protocols are put in place to minimize exposure for both parties.
  • We are committed to protecting the health and safety of our Atlanta property management company and tenants, which is why we are putting routine assessments of occupied homes on hold. Assessments will be rescheduled as soon as possible.

Many of our competitors are suspending all repairs during this time, causing undue stress on Atlanta area tenants. During the month of March, we completed over 1,300 service orders, which is average for this time of year. Our top priority is the health and safety of our tenants, property owners, and team members. That is why we are committed to continuous services and enacting strict safety standards. If you have any questions about the safety measures we are taking at this time, please reach out to our team. 

Accounting Processes

Our normal rent collection process provides stability to property owners, which is an important part of running any business. Predictable monthly cash flow allows owners to budget for routine maintenance, plan for emergencies, and save in order to expand their rental portfolios. Detailed accounting reports save property owners time and hassle during tax season, and are easily available on your owner portal.

Our Atlanta property management company already streamlines the rent collection process by communicating with tenants prior to their rent due date and offering automatic rent payments. However, as the current crisis unfolds we understand many tenants’ income is in fluctuation, and paying rent isn’t always as easy as it used to be. With that in mind, we have several processes that we hope will make paying rent easier for everyone involved. Here is what we are doing to help property owners and tenants:

  • We provide multiple ways for our tenants to pay their rent. These include online payments made through our tenant portal, credit card payments, and cash payments made at one of our local retail locations. For more information about our rent payment options, contact our office today.
  • Our team is working to negotiate temporary legal rent agreements between owners and tenants who need more options for paying rent. For example, property owners may allow tenants to put a portion of their deposit toward rent. 

The current situation is dynamic, which is why we are watching rent collections closely and will contact you immediately if we have new information about your property’s rent collection status. While many Atlanta property management companies are seeing a severe decrease in rent collections, that isn’t the case for our company. Thanks to our professional team members and tenants, as of April 10th we have collected 91% of rents due. In addition, 5% of tenants have reached out to discuss payment plan options. We are working closely with those tenants and owners to determine the best plan for everyone involved. 

Specialized Property Management Atlanta is Here for You

As we learn to navigate these uncharted waters, we would like you to know that we appreciate your trust in our professional property management team. With nearly 30 years of experience, we have seen plenty of ups and downs in the market, and have always weathered every storm, coming out stronger on the other side. While it is safe to say that we have never seen a storm quite like COVID-19, we remain confident that we can weather it just as well. 

It is our hope that you and your family stay healthy and safe during this time. If you have questions about your property, your tenants, or any other aspect of your property management please feel free to reach out to our team. 

Top Rated Alpharetta Rental Property Management

In the lively community of Alpharetta, residents enjoy a high quality of life including low unemployment and a median income higher than the national average. Located just north of Atlanta, its proximity to downtown Atlanta allows residents to take advantage of big-city perks while living the small-town lifestyle. In fact, Alpharetta was named the best place in Georgia to raise a family by Niche. Nature lovers can explore Willis Park, the Big Creek Greenway, or any of the other outdoor spaces maintained by the city. Downtown Alpharetta and Avalon offer a variety of places to relax, shop, and eat. Local museums and the Alpharetta Arts Center provide a vibrant culture to residents and visitors alike. 

The Alpharetta housing market provides a wide variety of housing options from apartments to single-family homes. If you are considering Alpharetta rental property management, you should know that it is one of the best places to invest in. New residents are flocking to the city to take advantage of its booming economy and top-rated schools. Home prices are rising, which means now is the time to buy. If you’re in the market for rental property, talk to our expert property managers about investing in Alpharetta.

What We Do for Property Owners

Why do you need an Alpharetta property manager? While self-management is possible, smart property owners know they can get a better return on investment by trusting their property to experts. Property management is complex, but property managers know how to handle every situation in a professional manner while making sure your tenants are happy. Here is how we do it:

  • Preparing Your Property: Before you put your property on the market, you need to get it rent-ready. Some rental homes only need a few simple upgrades such as changing the locks and carpet cleaning. Others need more extensive work to be safe and habitable. Our expert property managers will identify areas that need attention so your home can get onto the market as quickly as possible. 
  • Advertising: As a full-service property management company, Alpharetta property owners trust us to find great tenants in a short amount of time. Our strategy includes advertising across dozens of websites and placing highly visible signage at the property. Great advertising reduces vacancy days and brings in highly qualified tenants.
  • Strict Tenant Screening: Property owners who rush to place a tenant and cut corners during tenant screening are setting themselves up for trouble down the road. Strict tenant screening should include a credit check, background check, income and employment verification, and rental history for every tenant over 18. If you rush this process, you are putting yourself at risk for turnover or eviction.
  • Preparing Lease Documents: Preparing the lease agreement takes more than simply downloading a generic lease for your tenant to sign. In order to avoid confusion and reduce tenant turnover, we recommend preparing a strong and enforceable lease. If your tenant has a question about the property, they should be able to find the answer in their lease. In addition to preparing the lease, our Alpharetta rental property management experts will review it with your tenant so they know the details.
  • Addressing Maintenance Issues: How do rental property owners save money on maintenance? By planning ahead and being proactive. Our property managers schedule proactive maintenance to extend the life of your home’s systems. If an emergency maintenance issue arises, we are there to take the call and coordinate vendors. 
  • Performing Routine Inspections: One way we take care of your rental property and your tenants is by performing routine property inspections. Our property managers schedule quarterly or biannual inspections to check for lease compliance, unreported maintenance issues, and more. These inspections ensure your home is running smoothly and your tenants are happy.
  • Collecting Rent: Collecting rent sounds easy. You simply take your tenant’s rent check and deposit it into the bank. But as any rental property owner can tell you, there is more to it than that. Our property managers make sure your tenant knows the rent due date, late fees, and acceptable methods of payment. Our online tenant portal allows tenants to submit their payments electronically. And we make sure all rent money, deposits, and fees are placed in the correct accounts as required by law.

Finding a property management company in Alpharetta is crucial to running a successful rental property. When you work with our full-service company, you can rest easy knowing your rental home and tenants are well cared for. To learn more about our property management services, visit our comprehensive services page.

The Specialized Difference

What makes Specialized Property Management Atlanta a top-rated management company? Experienced professionals and proven processes give us an edge over the competition. But we don’t just strive for excellence, we guarantee it. You should never settle for substandard service. When you are comparing property management companies, make sure you remember the following Specialized Guarantees:

  • Money-Back Guarantee: Our property management experts work hard to ensure you are satisfied with our management. If there is ever a problem, we will work hard to resolve it as quickly as possible. If you aren’t 100% satisfied with our management in the first 60 days of your contract, we offer a full money-back guarantee.
  • Tenant Guarantee: How do you know we will place high-quality tenants? Our Alpharetta rental property management experts utilize strict tenant screening guidelines to place the right tenant in your home. If your tenant breaks their lease within the first 10 months, we will cover the cost of replacement. 
  • Price Lock Guarantee: There is nothing worse getting hit with unexpected management costs and hidden fees. We strive to be honest and transparent about every aspect of management, which is why we lock in your management fee structure with your service contract for three years. Knowing your fee structure is set will help you create a realistic budget for your property.
  • Compliance Guarantee: If you aren’t an attorney specializing in housing law, or an accountant for a property management company, you probably aren’t familiar with the many legal and accounting guidelines that affect property owners. With our compliance guarantee, we promise to keep your home in compliance with all legal and accounting legislation in order to keep you from unnecessary risk.
  • Leading Technology Guarantee: The highly regulated and complex nature of property management means technology is necessary to ensure efficient management. Our property management company in Alpharetta is dedicated to using the latest technology to aid in data-driven decision making. Our leading technology guarantee means you will have access to up-to-date systems to avoid unnecessary costs.
  • Property Protection Guarantee: One reason many investment property owners get into the business is for the equity they build by owning real estate. However, if your property isn’t well cared for it will depreciate quickly. With our property protection guarantee, we promise to protect the value of your rental home through proactive maintenance and regular inspections.
  • Eviction Protection Guarantee: Evictions are not only expensive, but they are also time-consuming and complex. If you aren’t already familiar with the process, an eviction can drag on and cost thousands of dollars. With our eviction protection guarantee, you will be protected from the cost and hassle of an eviction. If a tenant we place must be evicted within the first 10 months of the lease, we will cover the standard costs of filing an eviction and waive the fee to replace the tenant. For continued protection beyond 10 months, ask about our low-cost Eviction Protection Plan.

Alpharetta Rental Property Management You Can Trust

Why should you trust Specialized Property Management Atlanta with your investment? Take a look at what property owners and tenants have to say.

“Specialized Property Management is the most efficient and courteous property management company I’ve worked with thus far. The staff is responsive, honest and friendly. Jarrod Cook and his Atlanta team are true professionals and I plan to refer them to my co-workers and friends.”

Janelle C. Google Review

“SPM is simply the best in the business !!!!  I have worked with many property management companies on all sides and they exceed my expectations every time !!!”

Paige W. Google Review

“Excellent move in experience. Very helpful and considerate staff. 10/10, do recommend.”

Martin B. Google Review

Specialized Property Management Atlanta is the top property management company in Alpharetta for a reason. Our property managers are the local experts you need for effective advertising, vendor connections, and compliance. However, you need more than a local expert for successful property management.  Effective property managers must know how to do everything from preparing your property for tenants to inspections, rent collection, and maintenance. The team at Specialized Property Management Atlanta has nearly 30 years of experience in property management. We have experts working for you at every step of the rental cycle, showing you where you can cut costs without cutting corners.

If you are tired of the hassle and headache involved with self-management, give our experts a call. Find out why clients trust Specialized Property Management Atlanta with their Alpharetta investments.

To request a professional management quote today, call today at 404-862-8980.

The Most Trusted Kennesaw Property Management Company

Kennesaw Georgia, the small and idyllic town northwest of Atlanta, is home to just over 34,000 residents. Kennesaw boasts numerous attractions including Kennesaw State University, the Southern Museum of Civil War and Locomotive History, beautiful parks, and cultural festivals. The strong local economy offers low unemployment, high wages, and a booming real estate market. In order to meet the needs of local residents and students from Kennesaw State University, the city has a wide variety of housing options. With growth predicted to continue in the area, we recommend investing in Kennesaw rental property. And when you are looking for the best property management in Kennesaw, look no further than Specialized Property Management Atlanta.

Self Management or Professional Property Management?

If you are purchasing rental property in Kennesaw you may be wondering, do I really need to hire a property manager? In a perfect world, with perfect tenants, self-management would be easy and hands-off. Unfortunately, we don’t live in a perfect world and property management is a full-time job with serious consequences for small mistakes. But, what exactly does a property manager do? Specialized Property Management Atlanta is a full-service property management company, meaning we take care of every aspect of the rental cycle. Here is what that means for property owners:

  • Property Inspections: Before you put your property on the market, our Specialized leasing team will identify areas that need attention and help you work through a “rent-ready” checklist. During your tenant’s lease, we perform periodic property inspections to ensure your property is running smoothly and your tenants are complying with the terms of the lease.
  • Marketing: In order to find highly qualified tenants, our Kennesaw property management company will advertise across dozens of websites, including our own rental listings page. To increase your property’s visibility, we place signs on the property and post virtual tours. Our marketing efforts lead to shorter vacancy times.
  • Property Showings: These days most tenants scan the internet for rental properties before calling up an agent for a showing. Your Specialized listing will include pictures and a video walkthrough showing off the best your property has to offer. Our experts are available for in-person showings as soon as a potential tenant contacts them, saving you the hassle of dropping what you are doing to show your property.
  • Tenant Screening: How do you find a reliable tenant? The first step is to screen every prospective tenant over 18 years old. Rigorous tenant screening should include a background check, credit check, income and employment verification, and rental history. Finding the perfect tenant may take time, but it is time well spent.
  • Lease Signing: Our expert property management in Kennesaw prepares all leasing documents to ensure you are in compliance with local, state, and federal housing laws. All deposits are placed in an escrow account as required by law. We also take the time to train your tenant so they know what to expect and how to take care of their responsibilities at the property.
  • Collecting Rent: On-time rent payments give property owners predictable cash flow and are crucial to keeping your rental property running smoothly. Our Specialized team reviews rent collection procedures at lease signing, such as how to pay rent, when rent is due, and what fees your tenant can expect if the rent is late. We provide an online tenant portal to give your tenant an easy, electronic way to pay at any time of day or night.
  • Maintenance: Whether routine or emergency, we take care of every type of maintenance issue at your rental property. Our Kennesaw property management experts know that a prompt response to maintenance requests leads to less turnover. We also perform cost-effective preventative maintenance to keep your home running smoothly and save you money.
  • Lease Renewals: Tenant retention is what we are working toward, which is why we are proactive about renewing your tenant’s lease. We contact your tenant in advance to remind them that it is time to renew. If your tenant decides to move on, we work to avoid vacancy days by getting your property rent-ready as soon as your old tenant has moved out. 
  • Reports For Clients: Some property owners worry that if they hire a property manager they will never know what is happening at their property. At Specialized Property Management Atlanta, that isn’t the case. We strive to be transparent and keep our clients in the know. That is why we provide an owner portal you can access any time of day or night. In your owner portal, you can view property and maintenance reports with detailed accounting documents. During the leasing process, we keep you up to date with weekly progress reports.

Property management in Kennesaw is hard work, and small mistakes can lead to increased risk. Don’t gamble on self-management or a discount property manager. Choose the expert team at Specialized Property Management Atlanta, and put your investment in good hands.

Specialized Guarantees That Set Us Apart

When you’re ready to leave the hassle of self-management behind, you may ask yourself, “how do I pick the right property management company?” There are many property management companies to choose from in the Atlanta metro area, but only Specialized Property Management offers the following guarantees:

  • Satisfaction Guarantee: At Specialized Property Management Atlanta, we are so confident you will be satisfied with our management during the first 60 days of your contract, that we offer a 100% money-back guarantee. With our experienced professionals and proven processes, you can feel assured you are getting the best service out there.
  • Quality Tenant Guarantee: Tenant screening is one of the most important parts of Kennesaw property management, which is why we never cut corners when finding you the best tenant. If a tenant we place breaks their lease within the first 10 months of the lease, we will cover the cost of replacement. With our quality tenant guarantee, you can rest easy knowing you won’t have to cover the costs of an unexpected vacancy.
  • Price Lock Guarantee: There is nothing more frustrating than finalizing a budget for your rental property, only to be blindsided by hidden fees or price increases from your property manager. With our price lock guarantee, we promise you will never have to worry about hidden fees. We lock in your fee structure for three years when you sign a service agreement, allowing you to plan for your future.
  • Compliance Guarantee: Do you know all state and federal laws governing rental property? What about local ordinances, HOA bylaws, and accounting guidelines? There is more to property management in Kennesaw than finding and keeping your tenants. Housing and accounting laws are complex, and breaking them can put your investment at risk. With our compliance guarantee, we promise your property will always adhere to applicable laws so that you can avoid steep fines.
  • Property Protection Guarantee: We understand that when you entrust your investment to a property manager, you expect it to be well-cared for. Our property managers put strict policies and systems in place to ensure your home’s property value and condition are safeguarded. 
  • Technology Guarantee: Managing an investment property is complex and highly regulated, which is why we use data-driven systems for decision making. We gather real-time data in order to avoid unnecessary costs at your property. With our technology guarantee, you can be sure you are making informed decisions to reduce costs without sacrificing service.
  • Eviction Protection Guarantee: Evictions are every property owner’s nightmare, but with our Eviction Protection Guarantee, you can rest assured you won’t have to deal with one. We cover the costs of an eviction if a tenant we place breaks their lease within the first 10 months. In addition, we offer a low-cost optional extension to this program after the first 10 months.

Clients Review the Best Kennesaw Property Management Company

How do you know you’re getting the best property managers in Kennesaw? Our full range of services and Specialized Guarantees can seem too good to be true, but we promise they’re not! Just take a look at what other Kennesaw property owners and tenants have to say about our experienced professionals and proven processes.

“Excellent move in experience. Very helpful and considerate staff. 10/10, do recommend.” Martin B. Google Review

“Specialized Property Management has a very synergetic process for servicing their customers. I had questions about the process of finding a tenant for my property. There was always a person I could turn to provide me with information about where were at in the process.”

Wayland W. Google Review

“I highly recommend Specialized Property Management. Friendly, helpful staff! Thank you!”

Ashley L. Better Business Bureau Review

“Maintenance was very quick in responding and getting out to my home the very next day to do the repairs needed. I definitely give 5 stars would give more if I could.”

Shannaray S. Better Business Bureau Review

When you’re ready to leave the hassle of property management in Kennesaw behind, call the experts at Specialized Property Management Atlanta. Our team has the knowledge and experience to turn your investment into a success. To request a professional property management quote call us today at 404-862-8980.

Can Expert Atlanta Property Management Protect You From Evictions?

Think back to when you first dipped your toes into the investment property pool. You were likely excited about the prospects of additional income and building equity. But chances are you were also scared about a few of the more formidable aspects of property management. Some property owners worry about big-ticket emergency maintenance. Others fret that they will have a long vacancy. But nearly all rental property owners worry about one thing most of all: evictions. There is no way to sugar coat it, evictions are bad. The good news is, with help from an experienced Atlanta property management company you can avoid evictions when possible, and protect yourself from the hassle and cost of an eviction if it becomes inevitable.

Why Proper Tenant Screening is Important 

How do you avoid an eviction? Most investment property owners don’t realize that avoiding evictions starts before you even place a tenant. When your property is sitting vacant, it may be tempting to approve the first tenant who comes along. After all, vacancy days are expensive and the sooner you place a tenant the sooner you will start collecting rent. But neglecting to properly screen your tenant can end up costing more than an extended vacancy. 

In order to qualify for your rental home, a potential tenant must fill out a rental application and submit it to screening. Every resident over 18 must fill out a rental application, whether or not they will be responsible for rent payments. To avoid any delays, tenants must fill out their application completely before turning it into the property management company. Atlanta tenant screening should include the following checks:

  • Background Check
  • Credit Check
  • Income Verification
  • Employment Verification
  • Rental History

The perfect tenant will be highly qualified in every aspect listed above. However, there is some room for leniency, which is why it is helpful to have an experienced property management company to help pick the right tenant. For example, a low credit score does not always mean the tenant will be a bad fit. Look for red flags like bankruptcy, unpaid utility bills, and especially prior evictions. Our expert property managers know how to navigate the nuances of tenant screening in order to pick the best candidate for your rental property.

Avoiding Evictions Before They Start With Professional Communication

One of the easiest ways to start out in real estate investing is to turn your personal single-family home into a rental home when you move out. However, while it may make sense financially, it can be tough emotionally. It is difficult to see another family live in the home you loved, cared for, and still own. For this reason, many homeowners find the transition from resident to Atlanta property management difficult.

What does feeling emotional have to do with evictions? When you feel an emotional attachment to your rental property, it is difficult to treat it as a business. Interactions with your tenant are colored by the fact that their home was once your home. Bad tenant interactions at best lead to turnover, and at worst lead to evictions and property damage. Professional communication in property management is important, which is why hiring an expert property manager is helpful. We have found that an experienced property manager can effectively address tenant issues like lease violations in a way that leaves any animosity out of it.

A Strong and Enforceable Lease

Lease agreements lay out the terms of the lease, from what day the rent is due to who is responsible for lawn care. Leases can vary widely in the state of Georgia, it is up to each property owner to decide what to include in the agreement. Many first-time property owners use a simple lease template and fill in the particulars. While this approach is easy at the beginning, it proves difficult and frustrating for both tenants and property management. Atlanta property owners must consider the uniqueness of their property to create a strong and enforceable lease. 

Your tenant should be able to reference their lease for basic information such as the property management’s contact information, how much the rental deposit is, and when the lease expires. To avoid any confusion or frustration we recommend also including the following terms in your lease agreement:

  • Occupation limits
  • Subleasing restrictions
  • Lawn care requirements
  • Tenancy term and lease renewal terms
  • Pet policy and associated pet fees
  • Policies on property damage, loud noise, and disorderly behavior
  • Maintenance responsibility
  • Structural modification restrictions (i.e. painting the walls or installing a security system)
  • Restrictions on running a business out of the home (such as a daycare)

Keep in mind, it does not matter whether you prohibit certain things, such as painting the walls, or not. What matters is clearly stating your policy. Your tenant should be able to reference the lease for most questions that arise during the rental cycle. For more information about lease agreements visit this post.

How Atlanta Property Management Handles Evictions

Of course, even with strict tenant screening, great communication, and a strong lease, you may still find yourself facing an eviction. Sometimes the unexpected happens, and the tenant who looked great on paper ends up continually missing rent payments or causing major property damage. When an eviction becomes inevitable, what is the best way to go about it?

In Georgia, property owners may begin the eviction process after non-payment of rent. The eviction process is as follows:

  • Surrender and Vacate: The tenant receives a notice to surrender and vacate the property from the landlord.
  • Dispossessory Affidavit: After notice is given, if the tenant refuses to vacate, the landlord may file a dispossessory affidavit. The affidavit provides the details of the broken lease and is served to the tenant by a sheriff.
  • Affidavit Answer: The tenant has seven days to answer a dispossessory affidavit in court or in writing.
  • Court Hearing: A judge hears the case and rules for or against the landlord.
  • Writ of Possession: When the judge rules in favor of the landlord, the landlord must request a writ of possession. A writ of possession requires the tenant to move out within seven days.

Evictions are difficult for inexperienced property management. Atlanta property owners must closely follow all eviction laws in order to move the process forward as quickly as possible.  Making a small mistake may drag out the process, and every day your tenant does not pay rent you are losing money. This is one reason that working with an experienced property management company is so important. With almost 30 years of experience in the business, Specialized Property Management Atlanta can help you navigate an eviction efficiently. Our experts know when an eviction becomes inevitable and will move you through the process quickly, so your home can get back on the market as soon as possible.

Protect Yourself from the Hassle of Evictions

If managing your property through an eviction sounds time-consuming, expensive, and stressful, that is because it is. This is why it is so important for property owners to take steps to avoid evictions from the beginning. However, as we mentioned earlier, sometimes an eviction becomes inevitable. When that happens, you need to know your investment is not at risk. Fortunately, with our Atlanta property management Eviction Protection Guarantee, you won’t have to deal with any of those stresses. In the event an eviction is necessary we will:

  • Communicate with your tenant about late rent, due dates, and fees.
  • Send a notice to surrender and vacate.
  • File paperwork required for a dispossessory affidavit.
  • Work with an attorney to prepare and file court documents.
  • Request a Writ of Possession.

Our experts will take care of every step of the process for tenants we have placed who must be evicted within the first ten months of their lease. After the first ten months, property owners may choose to extend their Eviction Protection Guarantee. This low-cost, optional program protects you from the hassle and cost of an eviction. Property owners already know they can rest easy with their rental homes under our care, but our Eviction Protection Guarantee adds extra peace of mind. For more information about our Eviction Protection Guarantee, visit our Specialized Guarantees page.

Looking for Property Management? Atlanta Experts are Here to Help

Property management is a complex industry where small mistakes and misunderstandings can lead to turnover or evictions. Specialized Property Management Atlanta is one of the highest-rated property management companies in Atlanta because we have the experience necessary to avoid common mistakes and get a better return on investment. Our team works hard to ensure your property is well cared for and your tenants are happy.

If you are tired of the constant headache of self-management, give Specialized Property Management Atlanta a call. Our team of experts manage every aspect of the rental cycle, from daily tasks like rent collection to occasional needs like evictions. All you need to do is sit back, relax, and watch your investment succeed.

To learn more about our comprehensive property management services, visit our services page. Call 404-862-8980 today to set up a professional management quote.

How Atlanta Rental Property Management Tackles Summer Maintenance

With summer right around the corner, what steps can you take to ensure your rental property is running smoothly? Summer maintenance, both inside and out, is an important part of our Atlanta property management services. Find out why we recommend routine maintenance, and which maintenance you should prioritize in the summer, by reading our summer maintenance guide below.

Why You Should Perform Regular Maintenance

Why do our property management experts recommend routine maintenance? According to the Georgia Landlord Tenant Handbook, property owners are responsible for structural maintenance such as the roof, the plumbing, and the electrical system. Regular maintenance is always cheaper and easier than addressing emergency maintenance issues. Inexperienced property managers may tell you it is okay to skip tasks such as a yearly AC system check-up, claiming you can cut costs by $100 per year or more. However, neglecting this task means your AC will have a shorter lifespan, and you will end up paying thousands of dollars to replace it early. 

But what about maintenance issues that fall under the responsibility of the tenant? Most lease agreements leave basic maintenance like lawn care and cleaning to the tenant. However, if your tenant does not keep up with basic home maintenance it may lead to hazardous conditions such as: 

  • Overgrown landscaping that attracts pests
  • Mold growing in wet areas
  • Items blocking vents or furnace intake

In hazardous situations, it is the job of your Atlanta rental property management to speak with your tenant and come up with a solution. An expert property manager should be able to clearly communicate expectations and help your tenant do their part when it comes to rental property maintenance. For more information about dealing with untidy tenants visit this post.

Low-Maintenance Curb Appeal Tips

What do potential tenants think when they first see your rental property? Even when you take great care of the interior of a home, an overgrown lawn will make your property look drab. First impressions matter, which is why we recommend spending time sprucing up the exterior of your rental home before putting it on the rental market.

Don’t forget, however, that any landscaping you install your tenant will likely need to maintain. Make seasonal maintenance easier before you list your house for rent by choosing low-maintenance landscaping. While lush, green grass, and perfectly manicured flower beds make for a beautiful first impression they are not easy to maintain. So, unless you are willing to offer landscaping as part of your Atlanta property management services, we recommend low maintenance yards. Here are some ideas to get you started:

  • Plant native plants that grow naturally in the Atlanta area. Native plants will be easier for your tenants to take care of. For recommended plants visit this post.
  • Xeriscape your lawn. Xeriscaping replaces existing landscaping with water-conserving landscaping such as rocks and drought-resistant plants. Learn more about xeriscaping here
  • Plant drought-resistant grasses, shrubs, and flowers such as bermuda grass or yucca plants. For more drought-resistant Atlanta plants visit this post.

When you are making your “rent-ready” checklist, make sure you add low-maintenance curb appeal.

Review Tenant Maintenance Dos and Don’ts at Move-In

Let’s face it, even low-maintenance isn’t no-maintenance. Even if your rental property is easy to care for, your tenant will still need to be aware of their responsibilities. As we mentioned above, hazards can be caused by neglecting regular maintenance. However, poor tenant communication can exacerbate the problem. As an expert Atlanta rental property management company, we recommend reviewing tenant responsibilities at move-in. For example, if your tenant is responsible for changing out the AC filter, show them where it goes and tell them what size to purchase. If your HOA requires the lawn to be cut and weeded, make sure you tell your tenant before the HOA sends a fine.

Just as important as telling your tenant what they are required to do, you must make clear what your tenant cannot do. An overzealous tenant may try to be “helpful” by replacing a water heater or other big-ticket item, then send you the bill. While a tenant is legally allowed to “repair and deduct” maintenance costs, there are specific parameters when they do. Typically, it is easier and less expensive for a property owner to take care of these maintenance issues. Avoid an awkward, and potentially expensive, situation by clearly stating tenant and landlord responsibilities. Make it even easier for your tenant by providing an online maintenance request form, and always responding promptly to requests.

How Atlanta Property Management Services Provide Lawn Care Tips

If your tenant has not owned or rented a single-family home with a lawn, they may not know how to take care of one. After your tenant moves in, it is a good idea to provide tips and gentle reminders of their responsibility when it comes to seasonal lawn care. We recommend sending your tenant a quarterly email with seasonal lawn care tips such as:

  • When is it time to dust off the lawnmower? Some grasses are dormant during the winter and do not need to be cut. Remind your tenants to start cutting the grass again in the springtime.
  • How do you get rid of weeds? If your rental property has a problem with weeds, recommend an eco-friendly weed and feed in the spring and fall to keep the yard looking its best.
  • What do you do in a drought? If Atlanta is experiencing a drought, remind your tenants to water their lawns sparingly. To check the current watering restrictions in the City of Atlanta visit this page

Atlanta Rental Property Management Summer Maintenance Recommendations

Lawn care is important, but summer home maintenance does not end there. Atlanta gets hot during the summer, but preventative maintenance can help your tenant keep cool. Encourage your tenant to take a walk around the rental home and check the following items:

  • Ceiling fans: Make sure all fans are balanced and switched to their summer setting (air flowing down).
  • Electrical Outlets: A hot electrical outlet is a sign of danger. Ask your tenant to check outlets periodically and report any that feel warm to the touch.
  • Windows and Doors: Check the sealing on windows and doors to make sure they are airtight. Improper sealing will allow cool air to leak and increase electricity bills. 
  • Central Air: Change out dirty air filters to improve air quality and AC performance.
  • Siding: Clean the siding and take note of any damage or rot that needs to be addressed.
  • Gutters: A leaky gutter can cause damage to your rental property. Ask your tenant to report any leaks, and make sure water is draining away from the foundation.
  • Pool: If your property has a pool that was winterized follow all professional guidelines to prepare the pool for summer use. 

Atlanta Property Management Services: Regular Property Inspections

Are biannual or quarterly property inspections part of your property management routine? Some property managers only inspect their rental homes at move-in and move-out. However, after nearly 30 years in property management, we have learned that regular property inspections are worth the time and effort. Here are our best tips for performing a summer property inspection.

  • Give your tenant plenty of notice that an inspection is coming. It is never a good idea to “drop in” for an inspection.
  • If your rental property needs professional services, such as an AC tune-up, try to schedule it around the same time as the inspection for efficiency. 
  • Walk around the exterior of the property and take note of any broken gutters, torn window screens, standing water, and damaged siding. Catching these issues early leads to less expensive repairs.
  • Inside the rental home, check for common hazards such as loose balcony and stair railing, buckling carpet, hot electrical outlets, and leaking pipes or hoses.
  • Test all smoke and carbon monoxide detectors and replace batteries as needed. Check that fire extinguishers are not expired.
  • Take note of any lease violations such as unapproved renters or pets.

Before you or your Atlanta rental property management company complete an inspection, ask your tenant if they have any issues that need to be addressed. It may surprise you to learn that many tenants don’t report minor maintenance issues. Access to a tenant portal, where your tenant can easily submit maintenance requests 24/7, can help this issue. However, some tenants are simply forgetful or busy. Regular property inspections are a good time to fix minor issues like dripping faucets or leaky gutters. While they may not bother your tenant, these issues can lead to expensive maintenance costs down the road. 

What Makes Specialized Property Management Atlanta Stand Out?

Why do smart property owners turn to the experts at Specialized Property Management Atlanta? Property management is a full-time job, and small mistakes can cost you thousands of dollars. We offer a full range of services to meet every property owner and tenant’s needs. Our experts are there at every step of the journey to make sure your home and tenants are well cared for. The only thing left is to sit back and enjoy your investment. 

To learn more about our full range of Atlanta property management services, visit our services page. To schedule a professional property management quote, call us today at 404-862-8980.

The Top Smyrna Property Management Company

Smyrna is often thought of as one of Atlanta’s many suburbs, but has a lot more to offer residents than a quick commute to downtown Atlanta. Smyrna’s 50,000 residents enjoy a wide variety of amenities from outdoor spaces and art festivals to Smyrna’s iconic Market Village. The local economy is strong, with an unemployment rate lower than the national average and huge growth predicted over the next decade. As one of the top Smyrna property management companies, we can attest to the fact that Smyrna is a great place to invest in rental property. Excellent housing options are available to investors at every level, whether you want to purchase a small condo or four bedroom single-family home. If you’re considering investing in the Atlanta metro area, we encourage you to look at the rapidly growing Smyrna real estate market.

Why Do You Need a Property Manager?

Why do you need a property manager for your Smyrna rental property? Simply put, property managers can turn your investment into a success. Experience and attention to detail at every stage of the rental cycle will bring you a better return on investment. What does that mean for your Smyrna rental home? Here is how we do it:

  • Preparing Your Rental Property: Before you put your rental home on the market it should be rent ready. Our property managers will inspect your rental home and make recommendations for bringing it up to code, cost-effective maintenance, and increased curb appeal. Our recommendations ensure your home spends as little time as possible on the market, saving you money.
  • Marketing and Showing Your Rental Property: Cost-effective Smyrna property management means getting a high-quality tenant into your rental property as quickly as possible. We market your rental across dozens of websites, including our own rental search page, using photos and a video walkthrough. When a potential tenant is ready to see the property in person, we are quick to schedule a walk-through. This approach reduces expensive vacancy days and brings in better applicants.
  • Screening Tenants: Thorough tenant screening should include a credit check, income, and employment verification, rental history, and background check. Every person over 18 living on the property should be screened. Yes, that means even your tenant’s 18-year-old son or daughter who will not be responsible for paying rent. Skipping steps during the screening process may lead to an eviction.
  • Collecting Rent: Whether you provide an online payment method or physically handle rent checks, rent collection should only entail depositing money into your bank, right? Unfortunately, things are never that easy when it comes to Smyrna property management. You must set clear and firm rent collection policies with your tenant, including due dates and late fees. Checks should be deposited into the correct accounts in a timely manner. Clear communication is never more important than when you are collecting money from your tenant.
  • Cost-Effective Maintenance: If it isn’t broken, why fix it? This saying may hold true in some scenarios, but when it comes to cost-effective maintenance it isn’t exactly correct. If you only attend to broken items, you will actually spend a lot more money in the long run. Cost-effective maintenance means taking care of your home’s systems so they work better for longer. 
  • Regular Property Inspections: How often should you inspect your rental property? We recommend quarterly or biannually. Property inspections are an important part of being a proactive property owner. They signal to your tenant that you care about their well-being. During an inspection, your property manager will check for maintenance needs and lease compliance issues.
  • Tenant Support: Who does your tenant call when they have an issue? When you work with our Smyrna property management company we take care of every issue, even middle of the night emergency calls. Good tenant communication, and a degree of separation between owner and tenant, leads to less tenant turnover.
  • Preparing for Move-In and Move-Out: Our team of experts prepares the lease documents for signing so there is no delay in moving your new tenant in. As the end of the lease nears, we are proactive in getting your tenant to sign a new lease. If they choose to move out, we ensure they are aware of all move out procedures and quickly prepare the property for its new tenants.

Why do you need a property manager for your Smyrna rental property? Unless you are an expert in all of the above procedures you could be losing money on your investment. Property management is a full-time job that requires experience to get right. Leave the hassle and headache to the professionals.

Finding the Best Smyrna Property Management Company

When you’ve decided to invest in Smyrna rental property who do you call to manage it? Choosing the right property manager makes a big difference in your levels of involvement and stress. Specialized Property Management Atlanta is a full-service property management company, meaning we take care of every step of the rental cycle. The same cannot be said of every Smyrna property manager. Here is what makes Specialized Property Management Atlanta stand out from the competition.

  • Price Match Guarantee: We believe you should never settle for anything less than the best for your investment. That is why we offer a 100% money-back guarantee. If you are not satisfied with our services within the first 60 days of your management contract, we will refund your management fee.
  • Tenant Guarantee: Our rigorous tenant screening process will bring in the right tenant, we guarantee it. In fact, if a tenant we place breaks their lease during the first 10 months of the lease, we will replace them at no cost to you.
  • Price Lock: Budgeting for your rental property is hard enough without taking into account how your Smyrna property management fees may change year over year. That is why we offer our clients a price lock guarantee. We will lock in your management fee structure for a period of 3 years, allowing you to plan for your future.
  • Legal and Accounting Compliance: Some discount “managers” save money by cutting corners in legal compliance and accounting. Whether they are intentionally acting unethically, or just don’t know the law, the result is the same – you are hit with a steep fine. At Specialized Property Management Atlanta, we promise to always comply with federal, state, and local housing laws and accounting regulations.
  • Superior Home Performance: Your rental home is an investment, and should be treated as such. Our property managers work hard to maintain your home’s systems in order to save you money and protect your investment. We perform regular inspections and proactive maintenance so you never need to worry if your home is safe and habitable.
  • Leading Technology: Why should you use the latest technology for your investment property? Data-driven Smyrna property management will yield better results. Property management is complex which is why data will help you make cost-effective decisions. In our unique client portal, you can view real-time updates about the status of your property to inform your choices.
  • Eviction Protection: Our property managers do everything possible to avoid evictions, starting with placing the best tenants possible. However, even with great property management evictions are still a possibility. For a small monthly fee, we offer an eviction protection plan. Our eviction protection plan saves you from the headache, hassle, and cost of evicting a tenant.

What Smyrna Property Owners Have to Say

We know you have a lot of choices when it comes to who manages your assets. Listing out the benefits and compromises of each company can sometimes make things more confusing. That is why it can be helpful to look at online reviews for local management companies. If you’re wondering what other property owners have to say, take a look at verified reviews from Google and the Better Business Bureau. Here is what our clients say about our expert Smyrna property management.

“Thanks for the good customer service, very informative and always willing to listen and answer any questions via email or phone call. Very pleased with the process”

Jenny B. Google Review

“Specialized Property Management is the most efficient and courteous property management company I’ve worked with thus far. The staff is responsive, honest and friendly. Jarrod Cook and his Atlanta team are true professionals and I plan to refer them to my co-workers and friends.”

Janelle C. Google Review

“Specialized property management was great! The process to get us into our new home was very easy and the staff was super helpful all throughout. Even after moving in they are always available to help with any issues/questions we have. Great team!”

Victoria G. Better Business Bureau Review

Don’t Wait For Better Property Management 

Whether you own investment property in Smyrna, or you are looking to purchase your first rental home, don’t wait to call the experts at Specialized Property Management Atlanta. Specialized has the Smyrna property management experts you need to turn your investment into a success. To learn more or to get a no-obligation quote, call our offices today at 404-596-8454. 

The #1 Sandy Springs Property Management Company

Our Sandy Springs property management company is proud to call this beautiful city home. Nestled just north of Atlanta, Sandy Springs is home to nearly 100,000 residents. This charming city is rich in culture and history. It is well known in Georgia as a tight-knit community with a unique and well respected public-private partnership model of government. Sandy Springs boasts a robust parks system and multiple athletic centers for its residents. Local schools are some of the best in the Atlanta metro area, leading many families with young children to relocate to Sandy Springs.

Economic development is strong, and the unemployment rate in Sandy Springs is lower than the national average. Industries like IBM contribute to the strong job market and high quality of life. The Sandy Springs real estate market has grown steadily over the last decade, with no signs of decline. Rental inventory is tight as the city grows, making Sandy Springs a great market in which to invest. 

Why You Need a Sandy Springs Property Management Company

With a great economy and tight rental market, Sandy Springs has a lot to offer potential investors. If renting out your home will be easy, why do you need a property management company? Even under the best conditions, property management is difficult. Easily avoidable mistakes can cost you thousands of dollars in fines. Our property managers have knowledge of the local real estate industry and can help you get a better return on investment. Here is how we save you money, and relieve you of the headache of managing rental property.

  • Get Your Property Rent Ready: Our specialized team will identify areas that need a little extra love in order to decrease expensive vacancy days. Whether your property needs to be brought up to code, or your landscaping just needs a little sprucing, we will help you prepare your property for the market.
  • Advertising the Rental: Cost-effective advertising not only gets your property rented faster, it brings in a wide variety of high-quality tenants. Our Sandy Springs property management company will advertise your vacancy across dozens of websites giving you the best chance at bringing in the right tenant.
  • Showing the Property: When a potential tenant contacts us for a showing, we are quick to schedule. We also provide high-quality video walk-throughs to show off your rental home’s best side.
  • Tenant Screening: Every potential tenant over 18 is put through a thorough screening process to ensure they meet the qualifications to rent. Finding tenants with good credit history, stable employment, and sufficient income is the key to successful rental homeownership. Our property managers follow all housing laws and never skip steps when screening tenants.
  • Preparing and Signing the Lease: Our experts prepare the lease documents quickly so there is not a delay in signing. In addition, we walk your new tenant through each document to ensure they are aware of expectations and processes.
  • Collecting Rent: While it may sound like a boring repetitive task, collecting rent is more nuanced than it seems. Our property managers strictly enforce rent due dates while maintaining a good relationship with tenants. Our Sandy Springs property management company offers incentives to pay rent on time, and an easy way to set up automatic online payments. 
  • Maintenance and Inspections: After nearly 30 years in property management, we know the best way to keep your costs down is through proactive maintenance and regular property inspections. Our team keeps your home running smoothly, and we are available to answer those middle of the night emergency calls. Regular property inspections ensure there are no unreported maintenance needs and your tenant is sticking to the terms of the lease agreement.
  • Lease Renewal and Moving Procedures: When it comes time for your tenant to renew their lease we take care of all the details. Our proactive management style leads to less turnover and fewer delays in leasing. If your tenant decides to move on, we walk through move out procedures and place a new tenant quickly so that you don’t have to worry about expensive vacancy days.
  • Client Reports: Our client reports make keeping up with your investment easy. Through our Sandy Springs property management owner portal, owners can access inspection reports and important tax documents at any time. During the leasing process, we provide weekly updates so you are always in the know.

Why Choose Specialized Property Management?

With so many property management companies to choose from, why should you choose Specialized Property Management Atlanta? Aren’t all property management companies essentially the same? The simple answer: no! Specialized Property Management Atlanta is one of the top Sandy Springs property management companies because we offer much more than our competitors. With our seven Specialized guarantees, you never have to wonder if you’re getting the best services. When you are evaluating property managers in Sandy Springs, ask them how they measure up to Specialized Property Management Atlanta with the following guarantees.

  • Money-Back Guarantee: 100% satisfaction is always our goal, and you can trust us to make things right when our clients aren’t happy. We are so confident that you will be satisfied with our services that we offer a 100% money-back guarantee. At any time during the first 60 days of your rental agreement, if you feel that you aren’t getting the best service and you aren’t happy with our attempts to make it right, we will refund your management fee. 
  • Quality Tenants Guarantee: Tenant turnover and vacancy days are expensive, and the best way to avoid them is to place high-quality tenants from the start. Our thorough screening process ensures your tenants are the right fit. If a tenant placed by our Sandy Springs property management company moves out within the first 10 months of their lease, we will cover the cost of replacing them. 
  • Price Lock Guarantee: We understand how frustrating it can be to negotiate a price for management services only to have that price unexpectedly increased the next year. With our price lock guarantee, you can have confidence that your costs won’t increase yearly. We lock in your management fees for 3 years so that you can adequately plan for the future.
  • Legal and Accounting Compliance Guarantee: Do you know all the local, state, and federal housing laws? What about every accounting rule and regulation? Our in-house legal staff works hard to ensure your property is operating above reproach. Property managers keep excellent records about what is happening at your property, including rent payments and expenses you can deduct from your taxes. This type of transparency not only leads to an ethically run business, but it also helps you avoid steep regulatory fines.
  • Property Protection Guarantee: How do you know your property is safe and well taken care of? Your rental property is an investment, and should be cared for as such. Our Sandy Springs property management company uses proven processes to ensure your home and tenants are protected. We work hard to set your home up for long-term success.
  • Leading Technology Guarantee: Property management is a complex and highly regulated industry. Our Leading Technology Guarantee means we will utilize data to help you make the right choices for your property. From pricing your rental competitively to avoiding unnecessary costs, our data-driven approach provides a better return on investment.
  • Eviction Protection Guarantee: Let’s face it, even carefully screened tenants can occasionally stop paying rent. While we do our best to place only highly qualified tenants evictions still happen. With our optional Eviction Protection Program, property owners can protect themselves from the high cost of eviction. Leave the headache and cost of court fees and paperwork to our professional property management staff. 

What Do Our Clients Say?

Some companies talk themselves up to gain your trust, but after you hire them they disappear. How do you know that won’t be the case with Specialized Property Management Atlanta? Take a look at what our clients have to say. Specialized Property Management Atlanta has 4.3 stars on Google and an A+ rating with the Better Business Bureau. Property owners and tenants alike trust our Sandy Springs property management company to provide the best service possible. Here is what some recent clients had to say:

“I was on the fence about hiring a management company, so I called a few of them to ask about their services and fees. Specialized was one of the few companies where somebody immediately picked up the phone. Since I am relatively new to being a landlord I had a lot of questions, and Jarrod was helpful and upfront. He was able to secure a signed lease within 10 days!”

Ton D.

“Specialized Property Management has been a pleasure to deal with. They have been there to answer any questions I had regarding my next rental. I’d recommend them if you’re looking for your next property!” 

Patrick W.

If you are searching for a property manager in Sandy Springs call Specialized Property Management Atlanta. Our local experts have the knowledge and skill to turn your investment into a success. For a no-obligation quote, call 404-596-8454 today.