(770) 667.0022

Owner FAQs

Answers to your common questions

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 Tenantial properties, LoopNet for commercial properties, our website, HotPad, and Craigslist to name a few. All of our listings will be available to agents at 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 professional 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 to Market Rental Property
The property should be clean and free from any damages to wall or paint.
Front and Back yard should be maintained, Bushes should be trimmed and fresh Mulch in the flower bed.
Power should be on and all light fixture should be working.
Refrigerator and microwave should be part of the house,washer dryer is optional.
Color of the wall should be neutral.
Blinds should be installed.
All gutters should be clean and maintained.

How do you check out the applicants?
We check credit history, previous rental history, criminal background, sex offender and verify employment for all applicants.
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 property?

The property management fee is a better service then other property management companies. 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 on the 10th business day of each month. 
What happens if the tenant pays the 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?
Home owners 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.
I have heard that being a landlord can be a nightmare. Is that true?
Becoming a successful landlord is like any other endeavor. If you want to be good at something, you must learn the proper procedures. Owners who fail to run their property like a business can get into trouble when their tenant expects service levels that simply cannot be delivered. This can lead to misunderstandings and refusal to pay rent, and the entire rental relationship can quickly fall into jeopardy

But a good landlord screens for the right kind of tenant, uses credit scoring and verifies applications and makes clear what services will be available, then delivers on those commitments. In addition, a well-written lease that complies with state law is the only acceptable basis for a solid landlord-tenant relationship.
How do I know that real estate will always go up in value?
While that is the commonly held belief, it is a false assumption. Appraisers will tell you that homes go up and down in value depending on a multitude of factors. Supply and demand, cost of borrowing, community amenities and the quality of local schools are just a few of the many factors affecting value at any given time.However, it is important to know that, in general, Tenantial real estate has seen a slow, steady increase in value over the past 50 years. In areas where home prices have spiked up, it is not unusual to see them drop later as they adjust to a national norm. Economists have noted that there is a built-in resistance to falling home prices. A house is not usually bought and sold like a stock. Most people live in their own homes and plan to stay for quite a few years. This gives great stability to the housing market, and prices tend to be inflexible downward.

In addition, there are strategies the investor can use to boost property value, such as seeking undervalued properties or highly motivated sellers to find bargain prices on homes that have upside potential.
I have heard that being a landlord can be a nightmare. Is that true?
Becoming a successful landlord is like any other endeavor. If you want to be good at something, you must learn the proper procedures. Owners who fail to run their property like a business can get into trouble when their tenant expects service levels that simply cannot be delivered. This can lead to misunderstandings and refusal to pay rent, and the entire rental relationship can quickly fall into jeopardy

But a good landlord screens for the right kind of tenant, uses credit scoring and verifies applications and makes clear what services will be available, then delivers on those commitments. In addition, a well-written lease that complies with state law is the only acceptable basis for a solid landlord-tenant relationship.
What is the long-term goal of real estate investing?
Goals vary among investors. Some simply want to buy their own personal residence at a bargain price and work toward being debt-free. Others hope to assemble a portfolio of 10 to 15 little houses and work toward paying the loans off, then use the rental income for retirement. Some want to leverage their way into commercial or multifamily properties.
How do I know that real estate will always go up in value?
While that is the commonly held belief, it is a false assumption. Appraisers will tell you that homes go up and down in value depending on a multitude of factors. Supply and demand, cost of borrowing, community amenities and the quality of local schools are just a few of the many factors affecting value at any given time. However, it is important to know that, in general, Tenantial real estate has seen a slow, steady increase in value over the past 50 years. In areas where home prices have spiked up, it is not unusual to see them drop later as they adjust to a national norm. Economists have noted that there is a built-in resistance to falling home prices. A house is not usually bought and sold like a stock. Most people live in their own homes and plan to stay for quite a few years. This gives great stability to the housing market, and prices tend to be inflexible downward.

In addition, there are strategies the investor can use to boost property value, such as seeking undervalued properties or highly motivated sellers to find bargain prices on homes that have upside potential.
What is the long-term goal of real estate investing?
Goals vary among investors. Some simply want to buy their own personal residence at a bargain price and work toward being debt-free. Others hope to assemble a portfolio of 10 to 15 little houses and work toward paying the loans off, then use the rental income for retirement. Some want to leverage their way into commercial or multifamily properties.
Why You Need a Professional Property Manager
The Benefits of Hiring a Professional Property Manager
Saves you time, work, and stress:
You don't have to hire someone to clean, paint, or make repairs.
You don't have to advertise, take rental calls, and show the property.
You don't have to screen applications and be apprehensive about who to pick.
You don't have to execute a rental agreement, worry about adding addendums, fill out the move-in inspection report, and deposit money.
You don't have tenants calling at all hours of the day and night.
You don't have to confront tenants on tough issues like collecting rent or taking better care of the property.
You don't have to collect NSF checks.
You don't have to serve legal notices or start an eviction.
You don't have to schedule and fill out the move-out inspection report.
You don't have to mail the tenant's accounting report and refund check.
You don't have to start the process all over again.
You don't have to worry about the property or be shocked by its condition when you hire a Professional Property Manager.
Professional Property Managers are dedicated to
o Selecting quality tenants and keeping your investment in good repair with minimal cost.
o They want your real estate investment to be a success not a failure. One last benefit your leasing and management fees are usually a tax deduction.

The National Association of Tenant Property Managers.
NARPM is a professional organization that promotes education, designations, and networking as a resource to empower its members with knowledge and skill.
A NARPM member honors and subscribes to a Code of Ethics and Standards of Professionalism.
The result is quality service for you and the community. Over 1800 Members Nationwide and Internationally
Local Chapters Offer Educational Programs and Guest Speaker Luncheons.
Affiliate Vendor Member Programs.
Monthly Educational Newsletters.
Midyear and Annual Education Events.

I am a professional property manager and a member of the National Association of Tenant Property Managers. Visit the NARPM website at: www.NARPM.org

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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