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Property Management Blog

Spring Cleaning for Landlords and Tenants

Marketing Associate - Wednesday, May 10, 2017

Spring Cleaning for Landlords and Tenants


Finally, the most awaited season of the year has arrived. SPRING! It is time to welcome the season of colors with open windows but first you may want to rid your home of the winter’s mess. Landlords and tenants have different spring cleaning goals and objectives. Landlords are focused on basic spring maintenance requirements such as enhancing beauty of the garden and landscape. On the other hand, tenants may want to focus on a thorough deep cleaning of their space, changing of HVAC filters, etc. Everyone has their own responsibilities and targets for this lovely spring season. Lets take a look at some important spring cleaning tasks to add to your checklist.


Spring Cleaning for Landlords:


As a Landlord, your Spring cleaning checklist is filled with many tasks to complete. It is important to take advantage of the season’s weather and focus on the exterior maintenance of your home.


Things to do for Exterior Management:


  • Cleaning of the gutters may be the most important task for you to check off your Spring cleaning checklist. The Winter and Fall season is notorious for the accumlation of leaves, sticks, branches, and other organic materials inside your homes gutters. Ensure proper cleaning of your homes gutters to prepare for the upcoming Spring showers. 
  • Landlords should consider pressure washing the building’s exterior to eliminate any winter grime.


Its best time for Landscape Grooming:


A well maintained landscape is always the center of attention and the mark of the spring season is the best time to make a few additional efforts to add more value to your investment. Bring out your pruning tools and add few colourful seasonal plants to your collection. Your landscape will look more beautiful and eye catching.


Spring Cleaning for Tenants:

Everyone has different responsibilities as there are changes in the season. While landlords are making efforts to maintain the exterior portion of the house, tenants are advised to manage the interiors. The biggest benefit for tenants living in a rented home is less maintenance tasks. Remember, spring is followed by the hot summer season, tenants are advised to get their HVAC filters repaired to ensure healthy cooling.


Here are few deep cleaning tips for Tenants:


  • It is good to start with the basic things; you need to schedule deep cleaning tasks into daily cleaning efforts as it will help to manage all the mess without getting tired. Start with the dirty kitchen and bathroom. Vacuum those carpets and clean up your personal space thoroughly.
  • It is good to opt for the top down approach to ensure deep cleaning. Simply start with the ceiling clean-up process, cover all the hard spots that are usually missed including ceiling fans and crown molding.
  • Never forget to clean walls and furniture with trustworthy products. You can pick up a few magic erasers to get rid of marks that may be on the walls.
  • Find some time to wash window screens; there is no better time to enjoy the colorful landscapes in the coming season.
  • Make efforts to eliminate household allergens that are commonly found in every house by the end of winter season.


Whether landlords or tenants, everyone should take advantage of this time to move ahead with respective responsibilities to welcome the spring season. These simple cleaning efforts will bring healthy hours ahead. 

Frequently Asked Questions: Property Management

Alyssa Scales - Wednesday, April 26, 2017

How long will it take to rent my property?

It depends on the market conditions, but usually ranges from 1 to 6 weeks. We will keep you updated and discuss if the rate or terms should be modified based on the current market.


How do you determine the rental rate?

We conduct a market analysis comparing your property to similar properties recently leased. We also inspect your property and make recommendations to enhance the value. Based on the market analysis, inspection, and current market, we will recommend a rental rate.


How will you advertise/ market my property?

We will list your property on various sites such as, FMLS for residential properties, LoopNet for commercial properties, our website, HotPad, and Craigslist to name a few. All of our listings will be available to agents at companies such as Coldwell Banker, RE/MAX, and Keller Williams. We also work with many agents to lease your property and pay them a co-op fee. We provide signs, flyers, and advertisements for your property. We also have a friendly, available staff to assist potential tenants and/or agents to view your property immediately. 

How do you check out the applicants?

We check credit history, previous rental history, references, and verify employment for all applicants. Our reports are from the National Tenant Network.

How much do you charge to lease my home?

The "leasing fee" is one month's rent to place a tenant for a one year lease term. Owners that have multiple properties receive a discount. 

How much do you charge to manage my property?

The property management fee is 8- 10% of the rent each month depending on the rent amount. Flat fees are available for managing multiple properties. 

Who collects the rent? When do I get paid?

The tenant makes all payments to ARB Realty LLC. The management fee and any other authorized expenses will be deducted. The balance will either be sent to you or deposited into your account before the 10th of each month.

What happens if the tenant pays rent late or doesn't pay at all?

Rent is due on the 1st of each month. Tenants have a 5 day grace period to pay the rent on time. After that, late fees are applied and "Late Letters" are mailed. We also attempt to contact the tenants. Under Georgia law, the tenant must first be notified that they are in default on the lease and the Landlord must "demand possession" of the property before a dispossessory warrant (eviction) will be issued. 

What happens if the tenant has a maintenance problem?

Homeowners are advised to purchase a home warranty each year which costs approximately $365. This covers most plumbing leaks, electrical problems, and any A/C and heat issues. The deductible is paid by the tenant once a month maximum. The owner is responsible for any other costs beyond that. 

What about expensive repairs and maintenance costs?

We have a list of preferred sub contractors. We will get you a better price than you would individually. We negotiate the price and monitor the work.

Why should I put my rental property in an LLC?

The purpose of a limited liability company (LLC) is to protect the assets of the owners of the real estate from potential liabilities arising from that property.




Why Property Management

Alyssa Scales - Tuesday, April 11, 2017
Many investors are flooding the real estate market looking to add value to their investment portfolio. A property management company is responsible for managing the day- to- day tasks and maximizing the return. It is true that property managers earn their weight in gold! Find out why you should consider a property manager for your next big investment. 

Shorter Vacancy Cycles 

There are 3 critical tasks that affect how long it takes to fill your vacancies: (1) Preparation of your property, (2) Determine the best rent rate, (3) Effective marketing of your property. A good property manager will be able to tell you how they can help you achieve all of these more efficiently! 

Better Tenant Retention 

Loss of rent is the most obvious impact of a high tenant turnover rate, but have you calculated your other expenses? The turnover process involves a thorough cleaning, changing the locks, painting the walls and possibly new carpet or small repairs, not to mention all the effort associated with marketing, showing, screening and settling in a new tenant. That’s why it is important to keep tenants happy and well cared for! This reason alone makes property management companies shine.. 

Tighter Rent Collection Process 

Proper rent collection and late payments can make the difference in the success or failure as a landlord. The only way to maintain a consistent cash flow is to make sure your tenants understand the rules are not negotiable. By hiring a property manager you are creating a buffer between you and the tenant. Not to mention the eviction process!
Lower Maintenance and Repair Costs
Proper maintenance and repairs is what keeps tenants happy and preserves the value of your investment. By hiring a good property management firm, you gain access to both their in-house maintenance staff, as well as their network of licensed, bonded and insured contractors who have already been vetted for good pricing and quality work. Basically: Savings, savings, savingsss!
Increase the Value of Your Investment 

Preventative maintenance! It is important to catch and deal with maintenance and repair issues early on… Remember, repairs can turn into costly problems. Also, a good management company has detailed knowledge on the ‘Power of upgrades”! 

Fewer Costly and Time Consuming Legal Problems 

All it takes is ONE troublesome tenant to cause major legal and financial headaches. A competent property manager is knowledgeable of the latest landlord tenant laws. This will leave you protected from a potential lawsuit! 

Personal Benefits 

How does less stress, more freedom, and more money sound? A property management firm might not be the best option for everyone but it is important to analyze the pros and cons.  

For more information, feel free to contact us: (770) 667-0022 OR www.ARBrental.com. We are always happy to help!!

8 Tips For Millennials Entering the Housing Market

Alyssa Scales - Tuesday, April 04, 2017

THE MILLENNIALS ARE COMING! Yes, there are more and more Millennials entering the housing market and this number is only expected to grow since up to 49% of young renters declare that they will be purchasing a new home the next time they move. Being the first purchase, here are eight great tips to make this experience a complete success.

1. Research, research and then research a bit more

Millennials are already great researchers or at least very efficient ones given the astounding amount of information that is coming from all sources. Make sure you consider every factor before making this very important move. Aspects such as parks and restaurants, entertainment, commute to work and schools can make a significant factor to the long-term property value.

2. Ask for expert advice

This is something that inherently millennials have problems with given the above- mentioned researching skills. There is also the fear of being swindled that comes from the same skill set. Yet, speaking with a Realtor, a Mortgage Specialist or a Notary can unveil new questions as well as different aspects needed to make the best possible decision.

3. Cover your bases

By consulting two or more specialist in each field you'll be sure to have the most accurate information for every step in the process as well as having the best fit for your style. Working with a Realtor that gets your needs will save you time and give you the best chance to get the perfect home.

4. Build a dream team

The entire process of a home purchase can become a walk in the park if the right people are involved and they also work well together. Working with a knowledgeable and reputable Realtor that can recommend the right lender and a skilled inspector can insure that your investment is hassle free.

5. Buy low and sell high

When you make a purchase, and especially your first home purchase, be certain that you purchase thinking about the time when you'll sell. Chances are you're not going to live in your first home for the next forty years. This is why you should be focused on making the best purchase possible to ensure that even if you're forced to sell after only a few years, that your property will still be in demand.

6. Knowledge is power

Do you know what you don't know? If you don’t ask the right questions then you certainly won’t get the right answers. By asking your team of experts as many questions as you have, you'll get more comfortable with the entire process and you'll be sure to miss as little as possible. Buying a home is a definitely not an easy task and it's hard to get lost in al the legal and financial issues as well as the taxes involved. You'll need to ask a million questions!

7. Diversify your investment

If you take all your savings and put all into you new home then all your investments are in one spot. That's risky! If you buy a smaller home and you keep saving money and investing it then you'll grow your net worth quicker and your next purchase will put let strain on your income flow.

8. Have fun with it

It's an exciting time; it's your first purchase so enjoy every moment and every visit. Grab decorating ideas and make an outing out of every open house and bring some friends along with a camera. Having fun is so much better!


Welcome to our new responsive website!

Web Admin - Tuesday, May 12, 2015

Welcome to the new One Big House Real Estate Solutions!

Our new website is fully responsive and uses the latest technology, allowing you to have a better browsing experience on any device no matter if it is a desktop, tablet or cellphone!

Why is this a big deal? Well, it allows you to have access to our site anywhere, at any time. Tenants - you will be able to easily find and apply for your next rental home, as well as submit maintenance requests online! For our owners, you will have access to your statements 24/7.

We hope you find the site useful and easy to use!


ARB Realty/Excel Capital Construction
11795 Northfall Lane, Suite 603
Alpharetta, GA 30009

T: (770) 667.0022
F: (678) 405.2783

Mailing Address:
PO Box 52
Alpharetta, GA 30009

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