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Property Management

If you’re considering listing your home for rent, and not sure what to do or have questions, we can help make it easy. Here are some frequently asked questions that can help you decide if you need our team to help!

How fast can you rent my property?

Many factors determine how fast we can rent a property. We have found that typically four factors will determine that

  • Season. The market tends to change depending on what time of the year it is. We have found that typically the Augusta market is better April-October. We do however rent properties all year long, but these are the best months
  • Location. Sought after locations tend to rent quicker. They are Columbia county and West Augusta.
  • Showing Quality. The better a property shows the more desirable it becomes.
  • Price. How competitive is it priced.


How do you show the Property?

We schedule showings 7 days a week. We coordinate showings with the busiest schedules to provide access to our properties.


What factors determine a good market from a not so good market?

One of the major factors that determine the market is the work industry. When work is available, housing will become more and more in demand.


What do I need to do to get my property ready for rental?

We have found the better a property shows the faster we can rent it. Typically, touch up paint is needed, carpets need to be professionally cleaned, appliances need to be in good working order, and a thorough deep cleaning gets the property ready to show.


How long does it take for the property to be advertised?

We have the property posted on various internet marketing sites including our own website within 2 business days. Color photos will be on our website within 2 business days as well as a detailed description. Newspaper ads are also available upon request. Signs will be placed in the yard, and/or window within 2 business days.


Do you do a background check on prospective tenants?

Here is what we do to put quality individuals in people’s homes. Our background check is extensive and in accordance with fair housing laws. Our background check consists of; credit check, prior rental history check, and references are contacted as well.


Should I rent my property to tenants with pets?

That decision is yours. However people in Georgia love their pets. If you decide not to allow pets it will limit the prospects we attract.


What if the tenants don’t pay the rent?

We are in constant contact with our tenants. We pride ourselves on putting quality people in our properties. If we, however, do not receive payment we start a “three-day process” demanding the rental payment. After this time the eviction process can begin and the process can take anywhere from 30-45 days. It is always financially better for all involved if a solution can be worked out. If the tenant has experienced a one-time event which is causing them a financial hardship, and there has been no previous problems with them, it is better for you and the tenant if we give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises about payments and/or evasiveness, we know from experience that eviction is the best course of action.

Each situation is unique and we make our decisions based on what is best for you and your home in the long run. That said, we always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution.


What is the best time of year to rent my property?

People are always moving and relocating no matter what time of year it is. We have found that the rental season coincides with the school year in terms of our busy season.


How do you make sure the tenant is taking good care of my home while renting?

There are several ways we have of knowing this. Above all careful tenant selection from the outset protects your property from being rented to irresponsible people. During the lease term, we may have occasion to enter the property for repair or maintenance and will use the opportunity to have a look. If we are fortunate enough not to have any maintenance or repairs over an extended period of time, we will schedule a preventative maintenance walk-through/inspection to make sure that there are not any unreported problems at the property.


What do you do if a tenant is not taking care of the property as they should, or you discover unauthorized pets?

We give the tenant an opportunity to correct the situation and usually, they will. If the problem persists, we will make a decision based on that specific situation.


How do you handle maintenance requests?

For emergencies, tenants may leave a voicemail message. After we receive a repair request, we may contact the tenant and ask them questions which will help us determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex. reset button on the disposal, tripped breaker) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair. We tell our tenants that we are able to handle most repair requests within 1-3 working days, and in fact are usually able to do so. Comfort items such as A/C, no hot water or heat, receive highest priority and are usually attended to the same or next business day.


How informed will I be about what happens with my property?

Absent any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or major repair), we will let you know right away. Other than that, the saying “no news is good news” is most appropriate. Nonemergency items will be communicated along with your monthly statements and, of course, we encourage you to contact us anytime you have a question or wish to discuss something.


How do I know you won’t spend my money on large repairs without my approval?

This is a legitimate fear. We promise in writing not to do that. For ordinary maintenance and repairs of less than $300, we take care of it without notifying you. You will find out when you receive your monthly statement. If we think a repair might exceed $300, we will call you and let you know what is happening, what we think should be done, and what the estimated cost might be.

Sometimes expenses such as replacing a bad water heater, a roof leak that needs patching or repair, or emergency A/C and furnace repairs are unavoidable. In those cases where 1) the health or safety of a tenant is an issue, or 2) in instances where there is only one option to consider or 3) the property will incur damage if immediate action is not taken, we will initiate the repair work, even if it is higher than the $300 limit, and then let you know of the situation and what we are doing about it. Mainly, we don’t think important repairs should be delayed while we try to contact you for permission to do the obvious.


How much do you charge the tenant for the security deposit? And who holds the security deposit?

We typically charge a tenant 100% of one full months’ rent. This is what will be asked by most property owners and managers. We hold the security deposit in our escrow account.


When do you mail the owner’s checks and statements?

Owner’s checks and statements are mailed by the 10th day of each month. Most months you will have your check and statement in hand by the 14th. We can also arrange for direct deposits.


Are your property management fees negotiable?

No. The ultimate cost of using a property manager is determined by many things other than the fee charged. Namely, the efficiency and manner in which maintenance and tenant relationship problems are handled. We feel that our set of services, our systems, and the experience and expertise we offer are a great value at the fee structure we have established. Please call our office if you have a large portfolio of properties to discuss this issue in more detail.


How much are your fees?

We keep 1/2 the first month’s rent as well as 10% of each month’s rents.