Owner FAQs

Answers to your frequently asked questions

  • After the application is approved, what is the turnaround time to move the new tenant in?

    Approved applicants, that have paid a reservation deposit, will confirm a move-in date that is between 48 hours to 30 days from the time of approval. In the event of an expedited move-in within 24-48 hours of approval, it is important that your property is in rent ready condition at the time the property is placed on the market. The most important factor to tenants is a CLEAN HOME. We don’t want to turn away an approved application because they cannot wait for the home to be cleaned. We encourage you to use one of our approved vendors for this task.
  • Can I enter the property after we turn possession over to the tenant?

    Seems simple enough, right? There are potential liability issues to be considered. The contractors we use have a business license, liability insurance and workman’s compensation insurance. When you lease out a house the owner is subject to laws that govern what can and can’t be done with the property and tenant.
  • Can I increase the rental amount?

    Yes, a landlord can increase rent BUT landlords cannot raise the rent without "proper notice", which is governed by statute. The statute determines the timing and how the rent increase is communicated to your tenant. Our lease has a 7% increase with each renewal term which you may override if you wish.
  • Can I store personal items in the home while it is tenant occupied?

    A rental property is considered a "less-than-freehold estate also called a leasehold estate". Tenant is the lessee and has exclusive possession of the property. The landlord cannot "use or occupy" the home during tenancy.
  • Can Platinum Property Management help me find and keep good tenants?

    We strive to provide you with quality tenants that you want in your rental home. We accomplish this by completing the following:
    • Credit report on each adult applicant
    • Verify rental history or homeownership
    • Verify employment
    • Verify there are NO evictions on record within the past 7 years
    • Verify that there are NO landlord/utility collections on record
    • Our third partys nationwide criminal and landlord-tenant dispute scans are pulled from hundreds of national, state and county courts across the US., including OFAC and Sex Offender Databases.
  • Can the resident get my phone number and address if I use you?

    Our office staff is trained to protect your confidentiality. We will not release any information about you to anyone without your approval. However, please be aware that anyone can access county tax records. If your address is on the tax rolls, you may be contacted by a tenant. If this happens, we strongly suggest you do not negotiate any situation with the tenant. Ask your resident to call Platinum and then notify us. If a tenant begins communicating directly with the owner they are also likely to start asking the owner for favors and leniencies that Platinum will not allow. Driving a wedge between the owner and Platinum will erode our authority. Your liability goes up if you enter the house and you become the target of resident complaints, pleadings, family drama and excuses for not paying rent.
  • Can you guarantee rent?

    A "Rental Guarantee" advertisement is certainly compelling. It sounds like the perfect solution. If an applicant does not meet the standards of qualifications for approval, a third party provider may serve as a cosigner. If a "high risk" applicant is denied for low credit, deficient income requirements, poor landlord references or does not meet Platinum Property Management's terms and conditions for approval, there are companies that offer another option. We do not offer this service. Our focus is on a quality tenant, not "a tenant.”
  • Can you help me avoid bad tenants?

    "Bad" tenants or tenants that have bad credit, bankruptcy, poor landlord history, unemployed, will typically target owner-managed rentals because they can't pass the application process with property managers. They know that when a property is for rent “by owner”, the rent is likely to be less and there will be less scrutiny of their financial situation. Because tenants trying to rent with bad credit or history or late rental payments, can't be evicted without notice, an eviction can take months and cost you money. We will verify references and do whatever possible to avoid potential tenants that need to rent with bad credit and associated eviction problems.
  • Can you help me if I already have a resident?

    Yes, we can take over management of your existing tenant, provided Platinum Property Management’s terms and conditions are met. This option requires an evaluation and a different process than management of a vacant home. We will take the necessary steps in cases where the resident is behind on their rent. The tenant acquisition fee for this service is typically $500.00.
  • Can you use one of my vendors for repairs?

    Platinum Property Management is one of the few Real Estate Rental Companies that does not own a maintenance company. We don't add surcharges on regular maintenance. For that reason, we would be happy to have one of your vendors contact our maintenance department to see if they meet our vendor qualifications. In addition to being fully insured, a vendor must agree to a certain level of quality, response time and warranty provisions. If you are considering using a Home Warranty Company for your rental property please speak with our maintenance department, first.
  • Do I have to allow pets in my property?

    No, as the owner of the property it is your decision whether to allow pets. Some owners will unequivocally not allow any pets, others specify cats and not dogs, or dogs within a certain weight limit, etc.. Pets are either yes or no. We cannot manage the weight of a pet and most website queries do not search for “dog only” or “cat only”. If you decide to allow pets, Platinum will approve applicants with pets that meet our breed restrictions and will approve up to two pets per home. Platinum recommends a pet fee of $300 per animal living in the home. Residents will sign a pet addendum to the lease if you choose to accept pets at your property.

    Not allowing pets to reside at your property, eliminates almost 75% of the rental market and it could be substantially more difficult to rent your home. If the management company has done its due diligence and properly qualified the resident(s) and collected the proper pet fee, the risk from having a pet is minimized. Don’t forget, we also conduct quarterly property visits!

  • Do you charge property management fees when my house is vacant?

    We do not charge property management fees when your home is vacant and on the market. When your property is vacant, we will market the home to secure a new resident.

    While we will be performing showings during vacancies, property owners should still check their vacant property occasionally. During the winter months, you’ll need to make sure the heat is working and the water turned off, if necessary. The yard should be mowed and any snow and ice removed during vacancies to keep the property ready for showings. We can arrange for these services if you wish. Let us know of any maintenance issues or repairs that are needed, so they can be addressed. We do not make regularly scheduled visits to vacant properties, but will actively show your property to prospective tenants.

  • How often and how are the property visits conducted?

    We perform periodic property visits at which time we check to see that the tenants are taking good care of the premises and that they are not violating any terms of their lease. We also take these opportunities to go over any general maintenance the property may require.

    A condition report is completed prior to residents moving in. This is known as the "move in inspection", where we detail the condition of your property on a move in inspection form. We perform quarterly property visits throughout the term of the lease. We can conduct other property visits when requested for an additional fee, or if we determine that an property visit is warranted.

    The last property visit we perform is known as the "move out inspection" when tenants move out of your property. The move out inspection is done to ensure that the residents have returned the home back to the condition (excluding normal wear and tear) in which they received it. Pictures or video will be taken if necessary. If there are any damages found, beyond normal wear, we will have the damage repaired and deduct the expense from the tenant's security deposit. Once all repairs have been made, we will refund any remaining deposit in accordance with Georgia State law.

  • How quickly does Platinum Property Management process monthly rents and statements to property owners?

    We pride ourselves on a quick turnaround of your rents and statements. We generally process the rents and statements by the 12th of each month. Our process is paperless. Each homeowner will be able to access all of their account information through a secure owner portal. You will establish your own login and passcode.
  • I have a vacant property, how long will it take to find a tenant?

    There are many factors that play a part in leasing a property. Some of these factors include property condition, property location, neighborhood, rent amount, application processing, and more. Platinum Property Management cannot guarantee a tenant placement within a certain period of time, nor do we believe a property owner would want to place just "any" tenant. We may receive multiple applications on a home before approving an applicant. A quick tenant placement may cost you more money on the back end. Platinum’s placement process is dedicated to finding our homeowners quality tenants in order to protect your investment.
  • I have a vacant property, how long will it take to find a tenant?

    There are many factors that play a part in leasing a property. Some of these factors include property condition, property location, neighborhood, rent amount, application processing, and more. Platinum Property Management cannot guarantee a tenant placement within a certain period of time, nor do we believe a property owner would want to place just "any" tenant. We may receive multiple applications on a home before approving an applicant. A quick tenant placement may cost you more money on the back end. Platinum’s placement process is dedicated to finding our homeowners quality tenants in order to protect your investment.
  • Is Pest Control part of the maintenance responsibilities of the landlord?

    No, unless the rental agreement states that the landlord will provide pest control. Many landlords prefer to pay for this service to ensure it is managed properly. If a tenant should neglect their responsibility to treat the home and there is an infestation, the expense to repair the problem could exceed the costs to have the home serviced. If it is not included in the lease, pest control may not be required of the landlord unless local housing or health codes require it. If the pest problem is severe, the landlord may be required to address the problem because the property's condition violates local health and safety ordinances. As a general rule, we request that owners service the home in between tenants and tenants maintain pest control during the lease term.
  • Should I rent my home furnished?

    Consider the type of tenant you wish to attract to your Atlanta rental home. Typically, tenants that require furniture are not long term tenants. Furnished Rental Homes in Atlanta will attract students, first time renters and short term corporate executives. A vacant rental home will diminish your ROI, to avoid a vacancy, focus on marketing to a longer term tenant.

    Atlanta, GA rental occupancy rates remain one of the highest in the nation. Tenants are leasing longer and making your investment property their "home" with their own furniture, style and decor.

  • What happens if my tenant is not looking after the property?

    If it is noted on the property visit that your tenant is not keeping the property to the required standard, then a lease violation is issued stating the items that need to be resolved. If this is not done within the stipulated time frame, usually 10 days, we will contact you to discuss the next course of action, including sa termination notice is issued requiring the tenants to vacate the premises.
  • What is a constructive eviction?

    There are two elements necessary to show there has been a constructive eviction. They are (1) that the landlord's failure to repair has made the home unfit place for the tenant to live, and (2) that the home cannot be restored to a fit condition by ordinary repairs. In other words, for damage to a residential home to constitute a constructive eviction which would release the tenant from their obligation to pay rent, there must be a failure by the landlord to make repairs which leaves the home unfit for the tenant to live in and not just be uncomfortable for the tenant to live in. The tenant must also vacate the unit.
  • What is an eviction (aka unlawful detainer or forcible detainer)?

    An eviction is a suit brought by a landlord to obtain possession of rented property and receive payment of back rent. The first step is a filing, where the tenant is served and a trial may happen. Many eviction suits never go to trial and less than 10% result in monetary judgment. Evictions only appear on a credit report when there is a monetary judgment; many property managers mistakenly think that they can rely on the credit report to uncover prior evictions. Platinum accesses nationwide eviction data based on filings so many more evictions will be uncovered during the screening process of an applicant.
  • What services do you provide?

    We maintain the property and provide you with the greatest return on your investment including, but not limited to:
    • Locating and screening prospective tenants
    • Quarterly inventory and condition reports
    • Collecting and disbursing rents
    • Sending out property taxes, maintenance fees, etc.
    • Deposits to client accounts, if desired
    • Coordination of cleaning, repairs and regular maintenance
  • What type of properties do you manage?

    Platinum Property Management currently manages residential single family homes, individual condos, townhomes, and smaller multi-family buildings.
  • What will my property rent for?

    If you’ve chosen to rent out your property instead of selling it, you can’t charge rent solely based on the size of your mortgage payments. ​Atlanta Real Estate Rental Market continues with big gains in both occupancy and rents, supported with a limited single family home supply. Find out how much rent you should charge here.
  • Who maintains the lawns and gardens?

    The maintenance of lawn and shrubbery at a rental property is the responsibility of the tenant, unless otherwise stated on the Rental Agreement. The homeowner is responsible for seasonal lawn care such as fertilizer, weed control, and mulch or pinestraw. The homeowner is responsible for the trees on the property.
  • Why rekey before a tenant moves in?


    Most homeowners and tenants have several keys to their house in circulation. Friends, neighbors, house cleaning services, children, contractors, real estate agents, keys hidden or forgotten around the exterior of home. When a tenant or homeowner vacates the home Platinum's due diligence includes protecting the new tenant's right of privacy and safety. Platinum issues new keys to each new tenant and Platinum retains a copy of the key. Platinum contracts with a professional (licensed and insured) locksmith company to rekey all locks to match one key, making it convenient for everyone.

    Functional Locks

    It is not uncommon for a homeowner not to have keys to all locks in the home or have locks/deadbolts that are nonfunctional. Renting your property raises the requirements to provide the safety of working locks on all doors and windows. As a homeowner, we may tolerate broken locks but as a landlord we need to provide functional locks.

    Limiting Access

    When you rent your home you have transferred "right of possession" and are promising "quiet enjoyment" to another. In an effort to protect homeowners/landlords from false accusations, owners of occupied homes cannot enter properties unless accompanied by Platinum team members. This reduces liability of "unlawful entry" and disrupting the tenants "quiet enjoyment".

  • Why shouldn't I manage my property myself?

    There are landlords that choose to manage their property themselves and many of them are very successful. However, with the time involved in collecting rents, arranging repairs and leasing units, most owners have found that their time is more valuable spent elsewhere. Other important considerations are the legal aspects of property management. In the litigious society that we live in, there may be legal expenses during your learning curve. The courts expect landlords to know landlord tenant law. We are well versed in landlord tenant law, and are aware of the constantly changing Federal and State mandates governing these laws.

    Consider these questions:

    • Do you know all of the landlord/tenant laws for your city, state, and federal government?
    • Do you know rent values, vacancy factors, and time on the market in your area?
    • Do you have a rental application and consistent screening policies that meet all of your legal obligations?
    • Do you take the time to perform thorough move-in/move-out written inspections and routine property inspections with pictorial timelines?
    • Do you personally know reputable painters, electricians, roofers, chimney cleaners, carpenters, furnace and appliance vendors who are licensed and insured, affordable, and reliable?
    • Do you effectively communicate and negotiate with the tenant and enforce the terms of your rental agreement?
    • Are you willing to be on call 365/24/7? Your special event, important meeting, vacation doesn't relieve your obligation to respond.
    • Do you have the ability to recover NSF checks, handle the accounting and record keeping?