Category Archives for "Atlanta property management"

Emory Area/DruidHills – Home for Rent

Lease a Classic 3 Bedroom/2 Bath Older Home located in Druid Hills Historic District within walking distance to Emory University.

Features include a spacious Living Room with Fireplace and built-in Bookshelves, large formal Dining Room, cozy Den with French Doors to covered patio; Custom Kitchen with glass-front cabinets, ample pot drawers, stainless steel appliances, pull-out Pantry and Granite Counters.

The property has a main floor Bedroom and Full Bath.  The upper level addition includes a Master Bedroom with Sitting Area and French Doors to Deck, Master Bath with Double Sinks, separate Tub and Shower, Walk-in Closet plus additional Bedroom/Office and Full Bath with Washer/Dryer.

Other features include Hardwood Floors throughout,  High Ceilings, Screened Porch, Large Lot, Patio, Offstreet Parking with easy turnaround for 2-3 cars.​

Contact Atlanta Decatur Homes for availability and further details.​

Invest in the Emory Area Property Market

Investor contemplating Emory home purchase

There are many reasons why investing in property near Emory University is a great idea!  Here are a few that might encourage buyers to consider buying an investment home in one of the vibrant neighborhoods near Emory University:

  • ​Atlanta is in the Sunbelt!
  • Atlanta and the Emory Area has had positive Job Growth!
  • Our local Emory economy is strong!
  • The area has enjoyed a strong, steady increase in Property Appreciation!
  • It is close to shopping and restaurants!

Perhaps one of  the most compelling reasons to purchase an Investment property in the Emory area is the availability of qualified prospective renters.

According to the Emory University website, as of September 2015, some 7,800 undergraduates and approximately 6,900 Graduate students and professors expected to move into single family homes, condos,apartments and student housing in the surrounding area.  Altogether, Emory University has 13,000 faculty members who needs homes as well.

The Emory Healthcare ​facility on Clifton Road employs approximately 16,000 doctors and medical staff, as listed on their website, and is one of the largest employers in DeKalb County.

The Center for Disease Control,​ also located on Clifton Road, has about 1500 local employees who also need local housing.

It is evident that  the area has a high annual influx of students, professors and medical personnel, which supports the benefits of investing in residential Emory area property where a large number of qualified prospective renters are available.

Emory Area Property Management – Maintenance

Repainting fence of rental property near Emory University

.One of the most  critical services that a good Property Manager performs for their client, is making sure their Investment property is well maintained.

If you have qualified, happy tenants in your Emory area property, it is important to keep them happy and to handle requested repairs in a timely manner.  Your investor's property is a valuable asset and regular maintenance will assure it stays that way.

Property Managers can schedule regular HVAC maintenance, annual termite inspections, or arrange for lawn service when requested.  Managers often handle projects that range from simple repairs like replacing a garbage disposal or other relatively routine repairs, to overseeing major projects like painting, floor refinishing, roof replacement or other major remodeling.​

​Management Agreements for Emory area investors should include language that specifies how involved the Emory Property Manager will be in maintaining the property.  It should also indicate whether the Manager has authority to order certain repairs without notifying the investor.  For example, the Management Agreement might give authorization to the Manager to make minor repairs up to $200.

Before undertaking a major project, qualified  property managers should obtain multiple bids and discuss them thoroughly with the owner of the property.  Written permission should be given by the investor before any work is ordered, and a provision made for payment of the work clearly indicated.  On large projects, the investor often pays by credit card or sends a check to the Property Manager.  Any payments made by the Property Manager for repairs should be reflected on the Monthly Report and the Annual Year-end Report for tax purposes.

It is essential to have a signed Management Agreement that incorporates all of the provisions for maintaining an investor's property. If unforeseen repair or maintenance issues occur that are outside the scope of the Management Agreement, it is best to check with your owner for guidance.

Atlanta Property Management Background Checks

Computer and phone in process of screening rental applicants

Emory Decatur Property Management always recommends that prospective tenants be thoroughly screened through credit, criminal and prior landlord reference checks.

It's easier to prevent a potential problem from occurring when considering a new tenant than it is to try to evict them later.  Because property managers represent investors who trust them to obtain qualified tenants for their properties, extreme care must be utilized during the screening process.

Screening begins with an Application completed by the applicant, giving written permission to obtain a credit report, criminal background, and former landlord reference information.  Here are a few good policies to follow when dealing with applicants:

  • ​Never accept a credit report provided by an applicant, as some credit reports have been sucessfully altered
  • Always check Landlord References, two references are better than one

While many applicants look promising on paper, a thorough check might show previous late rent payments, bad credit, eviction proceedings, or criminal activity.  It's important to evaluate every aspect of the appliant's ability to pay the rent and to be a viable tenant, without violating any provision of the Fair Housing Act.

In fact, ​a recent U.S Department of Housing and Urban Development (HUD) guidance policy recommends exercising caution when  considering criminal history for prospective applicants. According to a National Association of Realtors (NAR) publication, the guidance suggests "housing providers should create thoughtful policies and practices that are tailored to serve a substantial, legitimate and nondiscrimatory interest of the housing provider, such as resident safety and the protection of property".

Black Front Door of rental property with Fall Leaves

Atlanta Rental Property

Careful review of the prospective tenant's credit, ability to pay, criminal history, and past landlord references should be made in every case.

With appropriate due diligence during the screening process, the ultimate goal will be​ achieved - a new tenant who pays their rent on time and maintains the property.

Invest in the Emory Area Property Market

Investor contemplating Emory home purchase

There are many reasons why investing in property near Emory University is a great idea!  Here are a few that might encourage buyers to consider buying an investment home in one of the vibrant neighborhoods near Emory University:

  • ​Atlanta is in the Sunbelt!
  • Atlanta and the Emory Area has had positive Job Growth!
  • Our local Emory economy is strong!
  • The area has enjoyed a strong, steady increase in Property Appreciation!
  • It is close to shopping and restaurants!

Perhaps one of  the most compelling reasons to purchase an Investment property in the Emory area is the availability of qualified prospective renters.

According to the Emory University website, as of September 2015, some 7,800 undergraduates and approximately 6,900 Graduate students and professors expected to move into single family homes, condos,apartments and student housing in the surrounding area.  Altogether, Emory University has 13,000 faculty members who needs homes as well.

The Emory Healthcare ​facility on Clifton Road employs approximately 16,000 doctors and medical staff, as listed on their website, and is one of the largest employers in DeKalb County.

The Center for Disease Control,​ also located on Clifton Road, has about 1500 local employees who also need local housing.

It is evident that  the area has a high annual influx of students, professors and medical personnel, which supports the benefits of investing in residential Emory area property where a large number of qualified prospective renters are available.

Atlanta Property Manager Could Help you Sleep!

Home with keys representing Atlanta Property Manager

Why hire a property manager for your Atlanta investment home or Decatur home?

​Many investors successfully manage their own Atlanta property and the expense of a property manager seems unnecessary.  A professional property manager can perform many functions you may not have considered.,

  • They can advertise and promote your property.  When your property is vacant, obtaining a qualilfied tenant quickly is important.  Property managers can advertise your investment property on numerous websites and with local Realtors.
  • They can vet your prospective tenants.  Property managers use reliable screening methods that assure your tenants pass credit, background and eviction checks, and require employment and former residence references as well.
  • They can inspect your property and make recommendations for repairs.  A responsible property manager can arrange regular inspections, prepare the property for new tenants, perform Move In/Move-Out inspections, and can set up regular HVAC checks for Fall and Spring.
  • They can prepare a comprehensive Lease.  In Georgia, most property managers use the Georgia Association of Realtors Lease (GAR), which is updated and reviewed frequently by a panel of attorneys.
  • They can provide Monthly and Year-End Reports.  Most professional property managers provide Monthly Reports outlining expenses and rent income, as well as Year-end Reports and forms for tax purposes.
  • They can answer those midnight calls so you can sleep!  Perhaps one unappreciated function of a good property manager is handling the tenant calls for repairs - no matter the time.

Handling Tenant Evictions in Georgia – the Lease Rules!

Decatur woman writing check to property owner

Property managers who have worked with tenants for a number of years have quite a few interesting stories about evicting tenants!

We do extensive credit and background screening on our tenants, so the majority of them are credit-worthy, responsible renters, who pay their rent on time and take care of the property. Then, there is the exception –

One memorable tenant notified us 60 days prior to the end of their lease that they would not be renewing. We subsequently began advertising the property for new tenants, showed prospective tenants the property, completed the application and screening process, collected a Security Deposit and signed a Lease with new tenants.

Not so fast – first, our present tenant wanted an extension of two weeks to complete their move, then they complained that the movers wanted too much money so they couldn’t move. The property was in chaos with boxes everywhere and packed solid with personal items from the attic to the basement. Every day there was a new reason they couldn’t be out on time. Since we had already committed to new renters, we had no choice but to insist that they be out on the last day of their lease. We had doubts that they would ever vacate!

In Georgia, the Lease details all the terms, including when a tenant is in breach of contract. On the last day of the month before the tenant was to vacate the premises, we gave the tenant written notice they would be in breach of contract if the property was not vacated on time, and that we would file with DeKalb County Court for an Eviction Notice. Miraculously, the were out on the specified date and the need for an Eviction order dissolved.

If you are a Landlord in Georgia, the real estate laws provide for a quick Eviction process compared to other states. I would suggestion two things:

  • Have your tenant sign a comprehensive Lease and,
  • If you are faced with the possibility of evicting a tenant, check the Georgia law procedure on evictions before you do anything – a good real estate attorney can help.

Atlanta Renters Love Dogs – Property Owners Not So Much!

Dog's head in clouds against deep blue sky

Some Pet owners are finding it difficult to lease a property in Atlanta and in the Emory area because many property owners are reluctant to accept pets.

We Love Our Dogs

According to a recent survey by Apartments.com, more than 70% of renters own a pet. In fact, 65% of American households own a pet – 42% owned a cat and 54.4% owned a dog.

Some two-thirds of pet owners have experienced difficult in finding rental property that allowed pets.

If you are an investor with a rental property, one of the frequent questions you will hear is “do you take pets”?

There are horror stories about dogs that destroyed the woodwork or chewed the carpet, but most pets are well-behaved or crated when their owner is away. If the investment property is in a townhome or condo community, you should consider your neighbors, where a barking dog could encourage complaints.

You should also be aware thats Service animals or therapy animals are an exception and you cannot refuse to lease to the owner, or charge a Pet Deposit. The pet owner should provide you with appropriate paperwork, showing that they need the pet for a disability.

The decision to allow pets is a personal one, but here are a few items to consider:

    • You will be collecting a Security Deposit from your tenant. How much additional Pet Deposit should you require? Experienced property managers recommend at least a non-refundable $250 per pet deposit
    • What restrictions will you set on the size of the pet and the breed?
    • If your property is a community with HOA policies, you should check any restrictions they may have before you agree to accept a pet in your investment home.