A property visit to take marketing photos and install company
“For Rent” sign. We create and place internet ads on our website
(which syndicates the ad to literally dozens of other real estate websites),
the Athens Area Multiple Listing Service (which also syndicates the ad to
many other real estate websites), Craigslist, Zillow, Rentals.com and
Bulldogrent.com. These ads will really get the phone ringing and the emails
coming in with rental prospects. Note: If your property is located in a
more rural area and is not on a main road, additional “For Rent” directional
signs may be necessary to maximize rental prospect inquiries.
Prospective Tenant Question Handling
We take the phone and email rental prospect inquiries, answer any
questions the prospect may have and do an initial prescreening (i.e.
Does the prospect have any aggressive animals? If the property is located
in Clarke County and is zoned Residential Single Family, we confirm that
no more than two unrelated persons will be occupying the premises.)
Showing the Property
If the rental prospect meets the prescreening qualifications, we
schedule a showing appointment at the property. We attend every showing
personally (i.e. we DO NOT just give the prospect a key and let them go
look at it themselves or let the current tenant show the property.) At
the conclusion of the showing we answer any questions the prospect may
have and provide instructions on how to complete an application.
Once we receive a completed application and the application fee from
a prospect, we screen the applicant by doing a credit check, background
check, income verification, and reference check (previous landlords, job
supervisors, etc.). Depending on the results of the screening, we either
approve, approve with additional conditions (co-signer, additional security
deposit, prepayment of last month’s rent, etc.), or decline the applicant.
Lease Preparation & Signing
When an applicant is approved, we prepare the lease, lease exhibits
(i.e pet exhibit, security system exhibit, etc.), and required disclosures
(i.e. Mold, Mildew, and Mositure disclosure, Property’s propensity to
Flood disclosure, etc.). We provide the documents to the prospective
tenant for their review and answer any questions or concerns they may have.
Once the prospective tenant has reviewed the documents and we have answered
any questions they may have, we schedule the lease signing.
At the lease signing, the tenant signs the documents and pays a nonrefundable
reservation fee (to take the property off the market and hold it for them) in
an amount equal to one month’s rent. We deposit and hold these funds in our
escrow account registered with the Georgia Real Estate Commission. Note: Once
the tenant moves in, the nonrefundable reservation fee is applied to the first month’s rent.
After reviewing the documents signed by the tenant, we sign the documents
(as the landlord) and provide a copy of the lease with all the signatures to
the tenant and a copy to the property owner.
The day of move in, we meet the tenant at the property and complete
the move- in inspection. This is where we document the condition of
the property at move in (to compare at the end of the tenancy with the
move out inspection to determine any charges to the tenant for damage).
We sign the move in inspection and so does the tenant. Once we both sign
the move in inspection, the tenant pays the security deposit (usually in
an amount equal to one month’s rent) in certified funds (cashiers check,
certified check, or money order) and we give the keys to the tenant and
turn possession over to them. Note: Georgia Landlord and Tenant Law
(O.C.G.A. 44-7-33) prohibits collecting the security deposit prior to completing
the move in inspection. We provide a copy of the move in inspection to the
tenant and deposit (and hold) the security deposit in our security deposit
escrow account which is registered with the Georgia Real Estate Commission.
Move-In & Maintenance
After move in, we manage the day to day tenant issues including the
maintenance calls (the Air Conditioning or Heat is out, the water
heater isn’t working, the dishwasher leaks, etc.). Note: The owner
is responsible for the repair costs. If there is a major issue
(generally items costing over $200, or a different amount the owner chooses)
we contact the owner before the repair is done (unless it is an emergency).
We collect the rent payments each month and deposit them into our
escrow account. If the tenant fails to pay rent or violates the lease
terms, we will institute and prosecute legal actions (evictions). Note:
The owner will be responsible for the court and any litigation costs.
We provide the owner with a monthly accounting statement and their
rent payment after deducting the monthly expenses. At the end of
the year, the owner is provided a yearly statement for tax purposes.
We perform a property visit in
which we go inside the property to see its condition and document
any issues that need to be addressed.
At the end of the tenancy, we perform a move out inspection to document
the condition of the property after the tenants move out. We compare
this move out inspection with the move in inspection (completed at move in)
to determine if any damage (beyond normal wear and tear) was done to
the property and what amount to charge the tenant for the damage.
After the move out inspection is completed we total up any monies
owed by the tenant (including monies owed for physical damage to the property),
subtract this amount from the security deposit and refund the remainder to the tenant.
The portion of the security deposit we withhold is allocated in accordance to
reason it was withheld. For example, if we withhold $500.00 and $35.00 is for
a lock out charge (when the tenant calls and wants us to come over and unlock
their door because they lost their key) and $465.00 is for damage to the property,
then the $35.00 would go to us and $465.00 would go to the owner.