Owner FAQs

Yes! Any individual managing properties for a different entity must be licensed in the state of Georgia. At Athens Realty Plus & Property Management, we have multiple licensed real estate agents who can assist with all aspects of buying, owning, managing, and selling homes.

We have been serving the Athens community since 2019, when we opened our doors at "OTPM." We rebranded as Athens Property Management in 2022 with a change in ownership. Michelle Thomas, our company owner, has been a practicing real estate agent since 2007 and a property manager since 2010. Following her guidance, our top priorities are maintaining excellence in customer service, transparency, and honesty.

Absolutely! When we bring a new unit on with a tenant in place, we do a full review of their account to ensure the lease and balance are current. Should there be any delinquency or violations, we will work with the tenant to meet the expectations within the lease or vacate the property. In almost all cases which result in an eviction filing, our Property Managers are equipped to represent the owner in court.

Rentals are regulated at various levels of government, including local, state, and federal, with laws addressing fair housing, habitability, tenant rights, applicant screening, and rent-ready standards. Our Property Managers undergo continuous education and training to ensure your property management remains in full compliance with all applicable rules, regulations, and laws.

While we have positive client reviews on our Google Reviews, we think the best way to research a company is to review the Better Business Bureau complaints the company has received (Athens Property Management has not received any BBB complaints in the history of our business).

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Our marketing program syndicates listings across 50+ major platforms, including Zillow, Apartments.com, Homes.com, Realtor.com, etc. to attract high quality applicants from many different sources.

If you provide it to the tenant, you must maintain it & fix it when it breaks. You are not required to provide these appliances, so we only recommend leaving well-functioning ones.

We run background, credit, and eviction checks on all applicants, as well as verifications for income and residential history. Then, we offer the available unit to the best-qualified applicant. This ensures that we place the best quality tenants. We comply with all federal and state laws governing applicant screening and fair housing.

For this reason (fair housing laws), owners cannot be involved in the tenant selection process. You can trust that we will minimize risk to you by placing high quality tenants.

Our clients can access their financial reporting 24/7 through their secure online portal (click here).

Our accounting team reconciles the bank account on a daily basis. Beginning on the 10th of each month and continuing daily, owner funds are distributed via eCheck directly to your preferred bank account.

The short answer is no. Our recommendation would be to consider the ideal renter for your property. At least 35% of our current tenants (as of April 2024) have pets & it is frequently a determining factor for renters looking for a place to live. Allowing pets may broaden the applicant pool for your property.

We work with owners to determine an appropriate rent amount for a unit. Once that is set, we handle all aspects of marketing, applications, and leasing. You can trust us to pick the best qualified candidate for your unit while ensuring compliance with all Fair Housing legislation.

We handle the entire delinquency process. If necessary, we will also file, represent, and perform the eviction process.

We do! We will take care of all maintenance requests (even those emergencies in the middle of the night) using our pre-screened, insured, high-quality vendors.

Yes, we must hold a reserve of $500 per property (not per door). These funds are yours and will be safely placed in our bank trust account for your property's needs. We will use this reserve to pay bills that come in after you get paid out, but before the tenant pays rent again in the following month. This replenishable reserve will be maintained while we manage your property & returned to you if management changes.

Reserves across a large portfolio can be negotiated based on quantity of properties and condition of properties.

Quality properties attract quality tenants, so you want to offer an updated & clean property. We can help with making sure the unit is rent-ready, compliant with habitability requirements, and marketable to high quality applicants.

If you are looking to build a strong relationship with a full-service property management company that believes in honesty, transparency, and fairness, Athens PM is the right company for you! We believe in keeping your units well-maintained to benefit both the resident and the owner.

Absolutely! With several licensed, experienced agents in our office, we are ready to help you find your next home or investment property today!

We do in our security deposit trust account. While we manage your property, we'll handle all aspects of collecting and returning security deposits to tenants to ensure your property is in compliance with GA law.

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Athens property owners are not required to accept Section 8 tenants unless federal, state, or local regulations mandate participation. Athens Property Management stays current on Georgia housing laws and can help you understand your obligations.

Yes, Athens Property Management is a licensed property management company serving Athens, GA. We operate in full compliance with Georgia real estate laws and industry standards.

We provide emergency support for urgent property issues outside normal business hours. Routine inquiries are addressed during standard office hours to ensure proper follow-up.

Yes, Athens Property Management offers secure ACH direct deposit for owner disbursements. This ensures timely and efficient transfer of your rental income each month.

Owners may review the lease agreement prior to execution. As your Athens property manager, we prepare and execute leases on your behalf unless you request otherwise.

In addition to property management in Athens, GA, we can discuss available real estate sales options if you are considering buying or selling. Let us know your goals and we will guide you through the next steps.

Owner disbursements are processed monthly around the 10th of each month. If additional rental income is received later in the month, we issue supplemental disbursements to ensure you receive funds as quickly as possible. Payments are typically delivered via direct deposit for convenience and reliability.

Athens Property Management provides secure online rent payment options for tenants to streamline collection. Late payments are handled promptly in accordance with the lease agreement and Georgia landlord-tenant law.

Standard lease agreements in Athens, GA are generally 12 months, depending on market conditions and owner preference. Alternative lease terms may be structured when appropriate.

Security deposit amounts are based on market conditions, rental pricing, and applicant qualifications. All deposits comply with Georgia regulations to protect both owners and tenants.

We can begin management once the agreement is signed and the property is ready for leasing. Our onboarding process ensures a smooth transition for your Athens rental property.

Athens Property Management manages single-family homes, multi-family properties, condos, and select commercial spaces. Our services are customized to meet the needs of Athens-area property owners.

Owners receive detailed monthly financial statements outlining rent collection, expenses, and maintenance updates. Additional real-time reporting is available through our secure owner portal.

Tenant security deposits are held in designated accounts in accordance with Georgia law. Athens Property Management ensures proper documentation and compliance throughout the lease term.