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How I Rent Out My Home In Atlanta During COVID-19

If you are wondering “how do I rent out my home in Atlanta during COVID-19?” you are not alone. Property owners, managers, and tenants all over the world are adjusting to a new normal as the effects of COVID-19 take hold. When it comes to owning rental property in 2020, we have to balance the health and safety of everyone involved with the continuing needs of property owners and tenants. Find out how we are achieving this balance through virtual showings and more.

How Property Management Has Changed

It is safe to say that most businesses have had to change their day to day operations in response to the COVID-19 pandemic. While property management is a necessary service and thus allowed to operate without major restrictions, there have been some needed adjustments to how we do business. In the past, inspections, in-person showings, lease signings, and more were part of a normal day. Now, in an effort to slow the spread of COVID-19, more of our daily operations are being moved online. For other Atlanta property management companies or property owners who self-manage, this transition has been difficult. Without existing digital infrastructure, these businesses have had to start from scratch, putting other tasks on hold. At Specialized Property Management Atlanta, the transition was easier, thanks to our already technology-driven operations. The technology we had in place before the pandemic started allows us to safely continue to manage our rental properties. Virtual showings, online rent collection, and our easily accessible owner portals have made our operations not only possible, but highly successful. 

Listing with High-Quality Photos

As experts in leasing, we know how important high-quality advertising is. Even before the pandemic hit, most potential tenants searched for rental properties online before scheduling a showing. That means the first impression of your property comes from the photos and videos attached to your listing. At Specialized Property Management Atlanta, we use High Dynamic Range (HDR) photos to boost the quality of your listing. HDR photos take several photos with different light and dark saturation. The photos are then combined in editing software to even out the dark and light portions, giving you a higher quality and more realistic looking photo. If you are looking to rent out my home in Atlanta posting HDR photos will allow potential tenants to see your rental property in its best light.

Leasing 360 Technology

Uploading HDR photos is the first step to giving your property a boost during listing, but you shouldn’t stop there. It can be difficult to picture the floorplan of a property from pictures alone, which is why we offer Leasing 360 Technology. Leasing 360 Technology takes 4D pictures and data from around the property and puts them together to give prospective tenants the experience of walking through the property. Visual walkthroughs are a powerful tool to market your property efficiently, and gathering the photos and data takes as little as 30 minutes. In addition to high-quality images and video walkthrough, Leasing 360 provides:

  • A floor plan providing prospective tenants the layout and dimensions of each space.
  • A fact-sheet with details about the property including square footage, wall space, ceiling type, and volume.
  • Information about appliances provided by the property owner. Brand, serial number, size, and model number of each appliance are provided in this report.

Leasing 360 is just one way our Atlanta property management company boosts your listing and keeps tenants safe during the pandemic. The photos, walkthrough, and data provided give tenants a feel for the property and confidence when leasing sight-unseen. For more information about Leasing 360, visit this page. To see an example of a virtual listing, visit this page.

Safe Property Showings

When a tenant decides they want to see the property in-person, how do we do that safely? In-person showings are an important part of the leasing process, and even with Leasing 360 technology, some tenants want to walk through the property before signing the lease. Thankfully our property management company uses secure electronic entry boxes. This technology allows prospective tenants to view the property in-person, with no risk to leasing agents and property owners. It also means prospective tenants have the flexibility to visit the property on their schedule, a fact that has led to an increase in showings and applications.

Secure Online Documents to Rent Out My Home in Atlanta

Reducing in-person contact will help stop the spread of COVID-19. However, reducing contact does not mean relaxing tenant screening standards. Our property managers work hard to protect the privacy and security of applicants, and we know a lot of trust goes into sharing the personal information needed to perform screenings. That is why we offer a way to share documents securely online. Applicant screening should include the following:

  • Background check
  • Rental history
  • Credit check
  • Employment and income verification

With our proprietary Rental IQ™ technology, we rigorously screen tenants based on the above factors and analyze data to determine a tenant’s reliability. By using a secure online portal to share and sign documents and utilizing Rental IQ™, we are doing our part in reducing in-person contact, protecting applicant information, and placing high-quality tenants.

Online Tenant and Owner Portals

Before COVID-19 hit Atlanta, property owners asked us “how do I rent out my home in Atlanta without the hassle?” One way we make things easier for both owners and tenants is by offering online services through owner and tenant portals. Now that we are striving to reduce physical contact, these portals are even more crucial. Portals are easy to access at any time of the day or night. 

Tenant portals include access to:

  • Electronic rent payment
  • Maintenance request form
  • Secure documents and communications

Owner portals provide:

  • Property inspection reports and updates
  • Recent photos of the property
  • Important accounting and year-end tax information
  • Secure documents and communications

Access to an online portal means tenants and owners do not have to visit the office to access important paperwork, submit maintenance requests, or pay rent. Before COVID-19 our portals were important; now they are necessary.

Keeping Everyone Safe During Property Maintenance

Of course, even with our leading technology we cannot avoid all in-person contact. Our Atlanta property management company is committed to serving our tenants and property owners, which means we must answer maintenance calls. While non-health and safety repairs may be requested at any time, we are answering them on a case-by-case basis. Both tenant and vendor must agree to the repairs before they will be performed. For both non-essential repairs and emergency repairs, we are committed to following strict COVID-19 protocols in order to protect vendors and tenants. Failure to perform needed maintenance results in higher rates of turnover. According to research we collected, 77% of tenants reported maintenance speed and quality as one of the top factors they weighed when deciding whether or not to renew their lease. Safe, effective, and efficient maintenance sets our property management company apart from the competition. For more information about how we perform safe maintenance on your property during COVID-19, visit this page.

Professional Property Management Helps Rent Out My Home in Atlanta

Navigating the new COVID-19 world of property management is tricky, but with help from professional property management you don’t need to worry about a thing. Our property managers are experts in the rental cycle, and with our 7 Specialized Guarantees our clients know they are getting the best service at the best price. 

  • Money-Back Guarantee: We know you will love our full range of professional services, which is why we offer a 60-day money-back guarantee.
  • Price Match Guarantee: Does a competitor offer the same level of services at a lower price? Bring us the competitor’s proposal before signing and we will match it. Talk to our property managers for more details.
  • Quality Tenant Guarantee: Our strict screening guidelines mean we only place high-quality tenants. If a tenant we place moves out within 10 months of signing and does not comply with the terms of the lease, we will cover the costs of placing a new one.
  • Satisfaction Guarantee: Your property is an investment, and we do our best to protect its value. Our Atlanta property management company will always do its best to keep your home running smoothly while keeping costs down. 
  • Legal and Accounting Compliance Guarantee: Ignorance, neglect, and unethical practices plague the property management industry and cost owners thousands of dollars in violations. We guarantee you will always be in compliance with local, state, and federal laws and accounting standards.
  • Leading Technology Guarantee: Our data-driven approach to property management takes the guesswork out of decision making. With our technology-driven approach we guarantee you will be provided with the information needed to avoid unnecessary costs and make informed decisions.
  • Customer For Life Price Guarantee: You should never worry about hidden fees and sudden price changes. We guarantee your affordable fee structure will not change after you sign a three-year service agreement.

Leave the hassle and headache of self-management behind when you work with our experienced professionals. To learn more about our services and get a professional rental management quote call 404-862-8980.

6 Warning Signs Your Atlanta Rental Property Management Isn’t Doing Their Job

So you’ve decided to hire a property manager to take care of your investment property. That is a good call! Rental property owners who self-manage often find themselves making mistakes that cost time and money, lead to property damage, and even open owners up to risk and liability. Hiring a trustworthy property management company should allow you to relax knowing your property and tenants are being taken care of by industry experts. But when you’re ready to hire an Atlanta rental property management company, how do you know what to look for? And more importantly, how do you know you won’t get stuck with a shady property manager who deals unethically and puts your investment at risk? Learn 6 warning signs your property manager isn’t doing their job, and how to find one that will, in our guide below.

Warning Sign #1: Lack of Communication

As a property owner you should be aware of everything that goes on at your property. No, we aren’t talking about invading your tenant’s privacy. We are talking about weekly updates during the leasing process, and regular updates after that. If your tenant has a maintenance issue, such as a leaky pipe or broken window, you should know. If your property manager does not provide updates that is a red flag.

In addition to providing regular updates, your property manager should be easy to get a hold of. Missed calls happen, but they should always be followed up with a call back within 24 hours. Property managers who are challenging to get on the phone, or difficult to communicate with in person, will not be able to handle the interpersonal nature of residential property management in Atlanta. You should never be left in the dark when it comes to what is happening at your property. At Specialized Property Management Atlanta, there is always someone on call when you need to reach us. During the leasing phase, we provide status reports, so you are kept up to date with the progress. After that we provide regular updates, inspection reports, pictures, and accounting documents you can access at any time from your online owner portal

Warning Sign #2: Failure to Respond to Maintenance Requests

While this warning sign is related to warning sign #1, we felt it was so important that we needed to give it its own bullet point. The fact is, tenants cite failure to respond promptly to maintenance requests as one of the top reasons to move out at the end of their lease. If your property manager is slow to respond to maintenance requests, it could mean a higher turnover rate. In addition, your property manager should be taking good care of your property in order to keep your property value up and costs down. Failure to respond to maintenance requests means your home may fall into disrepair, and may not meet the requirements for a “safe and habitable” space for your tenants.

Warning Sign #3: Inadequate Atlanta Rental Property Management Services

Many property management companies claim to be full service, but not all of them are. If your property manager does not handle every aspect of the leasing cycle, chances are you are not getting your money’s worth of services. Specialized Property Management Atlanta provides a full range of services including:

  • Inspecting
  • Marketing
  • Showing
  • Screening
  • Signing
  • Collecting
  • Maintaining
  • Renewing
  • Moving

In short, we take care of every aspect of the rental cycle, so you can sit back and enjoy the fruits of your investment. Don’t hire a property manager only to get stuck doing the hard work of managing on your own, hire Specialized Property Management Atlanta and know you are getting what you paid for.

Warning Sign #4: Poor Tenant Placement

Part of a property manager’s job is to screen tenants to ensure they are a good fit. Proper tenant screening means your tenant is responsible and able to pay their rent. One of the biggest mistakes residential property management in Atlanta can make is to place a tenant who is unqualified. Placing an unqualified tenant can lead to problems such as missing rent payments and failing to maintain the property. In extreme cases failing to screen a tenant can result in criminal activity, severe property damage, and eviction.

How do you know your property manager is placing qualified tenants? Strict tenant screening should include:

  • Criminal background check
  • Credit check
  • Rental history, including landlord references
  • Employment and income verification

If your property experiences a high rate of turnover or evictions, that is a sign that your property manager is not screening tenants closely enough.

Warning Sign #5: Infrequent Property Inspections

How often does your property manager inspect your rental property? If they only visit during the initial walkthrough and when your tenant moves out that is not enough. Mid-lease property inspections are necessary to ensure your property is being taken care of, and your tenants are complying with the terms of the lease. Our Atlanta rental property management company performs regular inspections and provides inspection reports to owners. Inspections can be scheduled quarterly or biannually. To learn more about what happens during a routine inspection visit this page.

Warning Sign #6: No Experience in Residential Rental Property

If you own a single-family rental property, duplex, triplex, or fourplex, your property manager should be an expert in these types of residential real estate. Property managers who primarily manage larger apartment complexes, condos, or short-term rentals will not have the expertise needed to manage your property. Knowing the ins and outs of residential property management means a property manager is less likely to make costly mistakes. The team at Specialized Property Management Atlanta has nearly 30 years of experience managing residential real estate, focusing on single-family homes up to fourplexes. Our property managers’ hard-earned knowledge and experience benefit both property owners and tenants. 

What to Look For in Residential Property Management In Atlanta

Now that you know the warning signs of a bad property manager, how do you know when you have found one you can trust? Follow these steps when interviewing property management companies to make sure you hire the right one.

Positive Online Reviews

Online reviews, particularly those on Google and the Better Business Bureau, can give you an idea of how a property management company relates to its clients. Look up management companies in your area and make sure they have a solid rating and history. Property management reviews can be tricky though, because they deal with the basic human need of shelter and rely on interpersonal relationships. To learn more about how to read reviews for property managers, visit our recent blog post.

Find a Team of Experts

Some property management companies are actually just a single person managing every aspect of the rental cycle. Other companies have two or three managers, but each manager is expected to handle everything that happens at your property. The problem with each of these approaches is that no one can be an expert in everything. Our Atlanta rental property management company has a team of experts with knowledge in specific areas. Our leasing experts know the local rental market, price your rental competitively, and ensure your rental listing is posted on the best websites. Accountants keep track of expenses and provide up to date reports so you can make data-driven decisions about your property. Our maintenance team answers requests quickly, and coordinates with outside vendors when needed. To learn more about our team of experts, visit our team page

Ask About Services and Guarantees

The last thing you need after hiring a property manager is to hear them say “that’s not my job.” Hiring a property manager means you can take a step back and focus on other areas of your life, whether that is work, family, or other investments. When you are looking for a property manager, take note of the services they provide. If they are not a full-service management company, they probably aren’t worth your money.

Before interviewing residential property management in Atlanta, make a list of services and guarantees that are non-negotiable. Here are a few ideas of questions to ask:

  • Do you offer a money-back guarantee?
  • Do you adhere to strict tenant screening guidelines?
  • Are my fees set, or will they go up?
  • Do you provide monthly and year-end accounting reports?
  • Do you guarantee any repairs that are made?
  • Does your company use the latest technology to drive decisions?

You should never settle for less when it comes to property management. At Specialized Property Management Atlanta, we offer 7 Specialized Guarantees, so you know you are always getting the best service at the best price. To see all our guarantees, and a complete list of questions to ask potential property management companies, go to our Guarantee webpage.

Don’t Settle For Substandard Service

Your property and your tenants deserve a property management company with experienced professionals and proven processes. Specialized Property Management Atlanta has the expertise you need to make your investment successful. To speak to an Atlanta rental property management expert and schedule a professional management quote call 404-862-8980 today.

How Atlanta Property Managers Give Back

At Specialized Property Management Atlanta, we seek to support strong communities where people of all abilities are able to thrive. We believe that everyone should have equal access to the things that bring confidence and build self-esteem. As part of reaching these goals, we look beyond property management services in Atlanta to where we can make an impact in the lives of those in our community and around the United States. We are proud to support the National Ability Center and the Wounded Warrior Project, bringing much-needed assistance and programming to those with differing abilities. Through these two organizations, Specialized Property Management Atlanta has the opportunity to give back to the community we love. Read below to learn more about these two organizations.

The National Ability Center

The National Ability Center, based in Park City, Utah, provides adaptive programming for individuals of all abilities to explore, adventure, and have fun. They believe nothing should be able to hold you back from reaching your full potential. Through sport, recreation, and education, individuals can build skills and confidence that will last a lifetime.

Programs Offered Through the National Ability Center

Testing out your abilities does not come as a one size fits all, which is why the National Ability Center offers a wide range of programs from beginners looking to have fun to advanced professional athletes. Our Atlanta property managers are proud to support recreation programs, including archery, cycling, aquatics, rock climbing, skiing, sled hockey, snowshoeing, and water sports. Typically these activities are available only to those of certain ages and without disabilities, but through the unique equipment and techniques developed at the National Ability Center they are accessible to all. Learn more about all the adaptive recreation activities offered at the National Ability Center on their program page.

Splore Outdoor Adventures

An adventurous spirit does not discriminate when it comes to ability level, and neither does the National Ability Center. Through their Splore Outdoor Adventures, the National Ability Center provides access to longer excursions, including overnight adventures. Camping, backpacking, mountain biking, and rafting are all among the Splore Outdoor Adventure activities offered. These excursions are only possible because of the hard work and ingenuity of individuals at the National Ability Center, and companies like SPM who choose to look beyond property management services in Atlanta and support their work of inclusion. Learn more about this adaptive programming by visiting the Splore Outdoor Adventures page.

Equestrian-Assisted Activities

Equestrian-assisted activities (EAAT) are used in many therapies, including occupational and speech therapy with great success. At the National Ability Center, participants are paired with a horse, instructor, and volunteers so they can take part in a variety of activities and therapies. These include adaptive horseback riding, trail riding, hippotherapy, and equine-assisted learning (EAL). To find out more about Equestrian-assisted activities offered at the National Ability Center, visit their website.

Community Programs

The National Ability Center is interested in creating a fun and safe environment for all and offers community events and camps to support that cause. Community events such as the Spring Formal teach life skills, build friendships, and foster a sense of community. Year-round camps are designed to meet the needs of differing skill levels and introduce campers to new experiences. Read more about community programming at the National Ability Center on their website.

Athletic Training and Competitions

Our Atlanta property managers know that with ingenuity, anyone can follow their dreams. At the National Ability Center, athletes with developmental, cognitive, or physical disabilities can train for competitions. The athletes who hone their skills at the National Ability Center go on to compete in the Special Olympics, Paralympics, and other local, national, and global sports competitions. Without a place like the National Ability Center, these athletes would likely be unable to train and compete.

Changing Mindsets

No one should be held back from achieving their goals because of a disability. Thanks to the National Ability Center, those with differing abilities have been able to change their mindset from “I can’t” to “I can.” In addition to the programs listed above, the National Ability Center offers family activities, equipment rental, education, and training. These important services and the staff members who help implement them ensure everyone who comes to the National Ability Center feels included and supported. If you know someone who would benefit from the programs and services offered by the National Ability Center, or you would like to learn about partnering with the organization, visit their website.

The Wounded Warrior Project

Companies offering property management services in Atlanta often encounter veterans and have great respect for those who have served our country. In recognition of their service, we support the Wounded Warrior Project. This project offers support and programs to servicemen and women returning from their service, in an effort to make the transition home easier.

Why Support Wounded Warriors?

According to the Wounded Warrior Project website there are “more than 52,000 servicemen and women physically injured in recent military conflicts. 500,000 living with invisible wounds, from depression to post-traumatic stress disorder. 320,000 experiencing debilitating brain trauma.” These servicemen and women experience a profoundly altered quality of life after their experiences in conflict. With the help of doctors, community members, and donors, these brave men and women can begin their path toward recovery.

Programs Offered Through the Wounded Warrior Project

There is no “typical case” when it comes to a Wounded Warrior. That is why the Wounded Warrior Project offers a wide range of physical activities, mental health care, educational opportunities, community support, and other resources. Programs are available to support individuals and their family members at every stage so that they can reach their full potential. Our Atlanta property managers are proud to partner with this project and help servicemen and women achieve their goals.

Physical Wellness Program

Getting into shape is an important part of living a full life, but for servicemen and women returning home, it can be difficult to add physical activity to their daily routine. This is especially true of those who have experienced an injury, whether physical or mental. With help from coaches at the Wounded Warrior Project, individuals meet their physical fitness goals, whether to lose weight, eat healthier, sleep better, or increase mobility. The program also connects warriors in the same area in order to encourage and motivate. Learn more about all the ways the Wounded Warrior Project helps warriors maintain physical health on this page.

Mental Health Services

Mental health challenges such as PTSD and depression can cripple a service member, keeping them from returning to their normal life. However, with the help of the interactive programs offered at the Wounded Warrior Project, veterans have access to professional services, rehabilitative retreats, and community support. With help from our property management services in Atlanta and other donors, the Wounded Warrior Project has provided over 42,000 hours of care in the form of therapy and intensive outpatient care.

Career Counseling

Transitioning back to civilian life can be daunting for many servicemen and women. Fortunately, the Wounded Warrior Project offers career counseling and VA benefits counseling. Every veteran should be able to understand and navigate their benefits and find a career that fits their needs and skills. The counseling offered by the Wounded Warrior Project ensures servicemen and women are able to reach their goals.

Building Independence 

For warriors who have experienced a traumatic brain injury, spinal cord injury, or other neurological impairment, the Wounded Warrior Project offers support toward gaining independence. Warriors, their families, and their caregivers are recruited to form an individualized plan with the goal of gaining independence. With the help of experts, veterans can find relief and a positive path forward.

Supporting the Wounded Warrior Project

If you are like our Atlanta property managers, you know a veteran or a veteran’s family member who would benefit from the support provided by the Wounded Warrior Project. Help is available to veterans anywhere on their path to recovery. Assistance is also available to those living abroad through the Wounded Warrior team at Landstuhl Regional Medical Center in Germany. To connect someone you know with the project, visit their registration page

However, you don’t have to be a veteran or the family member of a veteran to support the Wounded Warrior Project. Opportunities to support the Wounded Warrior Project are available through the Carry Forward 5K, fundraisers, and more. If you are interested in helping the brave men and women who have fought for our country, visit their give back page and learn how you can get involved.

Learn More

At Specialized Property Management Atlanta, we know that happiness at home starts with the ability to achieve your goals. We are proud to donate to these worthy causes so that every member of our community can have the tools to succeed. To learn more about the National Ability Center or the Wounded Warrior Project, visit their websites today.

Find out what sets Specialized Property Management apart from other property management services in Atlanta by scheduling a professional rental management quote today.

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.

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.