(770) 667.0022

Property Management Blog

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.

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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