Alpharetta Management Services

We provide full-service property management services, including tenant placement, rent collection, lease contract writing and enforcement, maintenance and repairs, property marketing to find new tenants, financial reporting for owners, and legal compliance to help keep your investment safe.

We manage residential properties. This typically  includes single-family homes, condominiums, townhomes, and multi-family properties.

A property management company takes on the role handling the day-to-day operations of your rental property, ensures compliance with laws, minimizes vacancies, and maximizes profitability.

We perform a market analysis, comparing your property to similar rentals in the area. We factor in location, size, amenities, differences between comparable and subject properties and current market conditions. Each property is unique and there are generally additional factors that need to be considered on a case by case basis. Our rental analysis is custom for each property.

We handle everything when you hire us as the property management company. Our job is to manage your property and we are a full-service property management company. We can’t allow individual property owners to handle managing the property directly and we have found that conflicts inevitably arise. Any management issues you have should be directed toward us rather than a tenant or your property. If you find yourself in a position where you need to manage the property then we have failed you in some way.

We serve the north side of Metro Atlanta, essentially from Buckhead north. Our main office is located in Alpharetta and we specialize in Alpharetta property management.

As a full service, real estate brokerage, we will market your home to the right tenants in the right places in the right ways so you will be confident you have done everything necessary to place the ideal tenant in your property. We use professional photography to ensure your home looks great online. Additionally, we market your listing in both of the Atlanta multiple listing service (FMLS and GAMLS), Zillow, Redfin, Realtor(.)com, and a syndication network that includes virtually all online rental platforms that advertise rental listings as well as on social media.

We conduct a thorough screening process, that includes credit checks, background checks, employment verification, and rental history analysis. Each applicant goes through their own screening process so nothing slips through the cracks.

Tenants who damage a property are held responsible for damages that go beyond normal wear and tear. The cost is deducted from their security deposit or billed directly to them.

On average, it takes a few days to a few weeks depending on market conditions, property location, and pricing. If the price reflects the condition and location accurately, it will not take long to rent a property in Alpharetta.

A specific pet exhibit is attached to all leases. Our policy is no more than one dog and one cat with additional stipulations on dogs unless you do not want any pets at all. We require additional deposits and have strict policies to mitigate potential damage. Pet fees range from $350 to $500 per pet (non-refundable) and can include additional pet rent. Generally, no dangerous breeds or exotic animals are allowed and the pet exhibit goes into greater detail. We do not allow pets in multi-family because there are too many complaints of noise, odor, or not cleaning up after them. Dangerous breeds: Many insurance providers will not cover certain breeds of dogs because of the increased liability risk. For this reason, the following breeds (full or mixed) will not be allowed in any of our rentals: Pit Bull Terriers, Staffordshire Terriers, Rottweilers, German Shepherds, Presa Canarios, Chow Chows, Doberman Pinschers, Akitas, Wolf-hybrids, Mastiffs, Cane Corsos, Great Danes, Alaskan Malamutes, or Siberian Huskies.

We have criteria we apply evenly to all potential tenants. A score above 680 generally qualifies with a one-month rent security deposit. Weaker scores may be considered with additional deposits or co-signers. Open bankruptcies are automatically disqualified.

Rent is collected through an online portal or other convenient methods. We make sure rent is collected timely and follow up on any late payments immediately.

We follow a clear process, including issuing late notices, assessing a $50 late fee if applicable, and, if necessary, beginning eviction proceedings in compliance with local laws. Rent is due on the 1st and late after 12pm on the 3rd. Georgia law does not require landlords to provide a written notice before filing an eviction (dispossessory) action. However, we must now issue a 3-Day Notice to Quit for nonpayment of rent which we give on the 3rd day, giving tenants three additional business days to pay the overdue rent or vacate the property. We will proceed with the eviction filing if the tenant does not comply within this period.

Yes, we manage the eviction process, including notices, court filings, and coordinating with legal professionals when required.

Rent must be received first and then rental income is deposited by the 15th into your account monthly after deducting management fees and other expenses except when t falls on weekends or banking holidays. Our process is paperless, and each homeowner can access all their account information through an online owner portal.

Tenant-reported repairs are managed by us with costs typically covered by the owner unless caused by tenant negligence. Maintenance of major systems is the responsibility of the homeowner and some items are negotiated within a lease.

Tenants can submit maintenance requests through our online portal or contact us directly during office hours at 770-604-1860 and in case of an emergency, they can dial our after hours line at 678-680-5806.

We work with a network of trusted and licensed contractors that allow us to provide high-quality and cost-effective repairs. In the event a repair falls outside the scope of our network of contractors, we will contract the services of outside licensed and insured contractors.

In the event we do not have a contractor for specific work and you have a licensed and insured contractor, we can coordinate with them for maintenance and repairs.

Emergency repairs are prioritized and handled promptly, with necessary actions taken to protect the property and tenant safety. We use our contractors whenever possible and have an emergency line to handle repairs we are unable to handle promptly or after hours. Only certain repairs are considered “emergency” in Georgia. They include: gas leaks, frozen or broken water lines, flooding or water emergencies, fire, carbon monoxide detection, sewer back-up, no heat in cold weather, no air conditioning in extremely hot temperatures, extended power outage and intruder break-ins.

Not during the lease, unless the rental agreement specifies something different. Some landlords choose to pay for this service to ensure it is managed properly and not neglected. If a tenant falls short in their responsibility to treat the home and an infestation occurs, the cost to remedy the problem could exceed the expense of regular pest control services. Generally, we recommend that owners provide pest control services between tenancies, while tenants are responsible for maintaining pest control during their lease. We also recommend that the landlord maintain a retreat and repair termite bond on the property at a cost to the owner.

Maintenance of the lawn, bushes and shrubs at a rental property is the responsibility of the tenant during the lease unless otherwise stated. The homeowner is responsible for seasonal lawn care, such as fertilizing, weed control, and applying mulch or pine straw. Additionally, the homeowner is responsible for the trees on the property.

Yes, we recommend a rekey. When a property changes hands, one of our responsibilities includes safeguarding the new tenant’s right to privacy. As part of this, Premier Atlanta Real Estate recommends issuing new keys to each new tenant. We will also retain a copy of that key. We contract with a professional locksmith when it’s time to rekey a property.

We stay current on local, state, and federal regulations to make sure leases, property conditions, and processes comply with legal requirements.

Yes, we prepare and manage leases that comply with legal standards and we strive to write contracts that protect our owner clients. We also handle lease renewals and rent adjustments.

We address lease violations promptly by issuing warnings, negotiating resolutions, or initiating legal action if necessary.

Yes, we handle all aspects of property management including the eviction process when needed. This may include filing notices to coordinating with attorneys and attending court if required.

Our fees are competitive and typically based on a percentage of the monthly rental income. We charge the equivalent of one month of rent as a marketing and procurement fee and a management fee of 10% of each month thereafter.

Additional fees may apply for tenant placement, evictions, or large-scale repairs, which are outlined in your management agreement. While not a fee, we do hold $500 of an owner’s money in a trust account for each property so that we can quickly handle any repair or maintenance item that may arise. If we use any of that money, it is replenished from the next month’s rent.

No, we do not charge a management fee while your property is vacant.

Security deposits are held in a separate trust account and returned to the tenant after deductions for damages, if any.

Property management fees are generally tax-deductible but it is essential that you consult your tax professional for specific advice and not rely upon any advice given herein.

We provide monthly financial reports and notify you of major updates, such as lease renewals, repairs, or tenant issues.

Yes, owners have access to an online portal where they can view financial reports, lease agreements, and maintenance requests.

We communicate through email, phone, or your preferred method and are available to answer questions whenever needed.

While the property is under our management, you must be accompanied by a Premier Atlanta Real Estate team member to enter the property and we must provide notice to the tenant in accordance with the lease agreement as to when we can enter and how much notice must be provided.

As a full-service real estate brokerage, Premier Atlanta Real Estate can assist you with the sale of the home when the time comes.

We market your property aggressively, set competitive rent prices, and ensure it is well-maintained and ready for tenants.

We conduct a thorough inspection checklist, verify the property is cleaned, and recommend any repairs to create a move-in-ready space. Our Premier Design & Remodel service can make the repairs and also elevate your property further so you can collect the highest rents possible for your property.

Yes, we perform detailed inspections during move-in and move-out to document the property’s condition and handle security deposit deductions.

We handle cleaning, repairs, and re-listing the property as quickly as possible to reduce downtime. Fees for cleaning and repairs may be charged to a previous tenant if applicable or to the owner.

We recommend landlord insurance, which covers property damage, liability, and potentially, lost rental income in specific situations.

Yes, we require tenants to maintain renters’ insurance to protect their belongings and reduce liability.

We oversee proper maintenance, legal compliance, and adequate insurance coverage to minimize liability risks.

Yes, we provide detailed monthly and annual statements, including income, expenses, and tax-related documentation.

We maintain accurate records of all transactions and provide you with regular financial reports.

We can’t and won’t provide tax advice but we can supply detailed financial reports to assist your tax professional.

Yes, we can help forecast expenses and set financial goals for your property.

Yes, you can choose not to renew a lease, provided proper notice is given in accordance with local laws. In Georgia, a landlord is required to provide at least 60 days notice.

Depending on the property, we may manage furnished or short-term rentals. Contact us to discuss your specific needs.

Our combination of expertise, technology, and commitment to exceptional service makes us the ideal partner for managing your property. Unlike large, national companies, we employ local experts who know individual real estate markets and strive to deliver the premier real estate experience to all of our clients.

Simply notify us in accordance with the terms of your agreement, and we will ensure a smooth transition.