Frequently Asked Questions
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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 market analysis by comparing your property to similar properties recently leased. We also inspect your property and make recommendations to enhance its value. Based on the market analysis, inspection, and current market, we then 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 friendly staff available to assist potential tenants and/or agents to view your property immediately.
Steps you should take before putting your house on rent:
• The property should be clean and free of any damages to walls or paint.
• Front and back yards should be maintained, bushes should be trimmed, and fresh mulch added to flowerbeds.
• Power should be on and all light fixture should be working.
• Refrigerator and microwave should be installed but washer and dryer are optional.
• Wall paint should be neutral.
• Blinds should be installed.
• All gutters should be cleaned and maintained.
How do you screen the applicants?
We check credit history, previous rental history, criminal background, 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 the one-year lease term. Owners who have multiple properties receive discount.
How much do you charge to manage the property?
The property management fee is very reasonable. Flat fee option is also available for managing multiple properties.
Who collects the rent? When do I get paid?
The tenant makes all payments to ARB Realty LLC. The balance is either sent to you or deposited into your account on the 10th business day of each month after deducting management fee and other authorized expenses.
What happens if the tenant pays the rent late or doesn't pay at all?
Rent is due on the 1st of each month. A tenant has a five day grace period to pay the rent on time. After that, the late fee is applied and "Late Letters" are mailed. We also attempt to contact the tenant. Under Georgia state law, the tenant must first be notified if she or he is in default on the lease and the landlord must "demand possession" of the property before a dispossessory warrant (eviction) is 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 if he/she calls for maintenance. The owner is responsible for any other costs beyond that.
What about expensive repairs and maintenance costs?
We have a list of preferred subcontractors. We will get you a reasonable price. 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 good business can get into trouble when their tenants expect service levels that simply cannot be delivered. This can lead to misunderstandings and refusal to pay rent, and the entire rental relationship quickly falls into jeopardy.
But a good landlord screens for the right kind of tenant uses credit scoring and verifies application. She/he also makes clear to the tenant on services available and 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 if real estate will always go up in value?
While this is the commonly held belief, it is a false assumption. Appraisers will tell you that homes go up and down in value depending on many factors. Supply and demand, cost of borrowing, community amenities and the quality of local schools are just a few factors affecting the 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, it is not unusual to see them drop later as they adjust to the market. 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 towards being debt-free. Others hope to assemble a portfolio of 10 to 15 little houses and work towards paying the loans off, then use the rental income for retirement. Some want to leverage their way into commercial or multi-family properties.
Why you need a professional property manager
There are many benefits of hiring a professional property manager:
Your leasing and management fees are tax deductible.
• 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 committed to selecting quality tenants and keeping your investment in good repair with minimal cost. They want to make your real estate investment a successful endeavor.
We are a professional property management company and a member of the National Association of Tenant Property Managers. Please visit the NARPM website at to learn more. ( U can provide their logo on the main website on top)
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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 globally.
• Local chapters offer educational programs and guest speaker luncheons.
• Affiliated vendor member programs.
• Monthly educational newsletters.
• Mid-year and annual educational events.