How to Choose an Atlanta Property Management Company
Is the property manager a licensed real estate agent?
Property managers in Georgia must be licensed real estate brokers if they manage property they do not own. The Georgia Real Estate Commission audits the trust accounts and files of licensed brokers. If your property manager is not an active licensee, the manager is operating illegally and you are not receiving the benefit of Georgia Real Estate Commission oversight. Andy Ritan is a licensed broker in Georgia and his license number is 254805. You may verify the status of his license or that of any Georgia licensee here.
What is the property manager's Better Business Bureau rating?
The property management field is crowded with new companies. Some of these recent entrants to the market have done well and others not. The Better Business Bureau offers an impartial assessment of businesses that establish and maintain a positive track record in the marketplace. Ritan Property Group is an accredited member of the Better Business Bureau. You may verify the Better Business Bureau rating of Ritan Property Group or any property manager here.
Is property management the manager's sole livelihood, or just a sideline?
Many real estate agents offer property management as a complement to their primary business, selling homes. It is possible that such agents offer state-of-the-art service, but frankly we at Ritan Property Group have found it impossible to be top-notch managers and top-notch sales agents at the same time. It takes every bit of our focus to keep abreast of the latest developments in landlord-tenant law, electronic banking , internet marketing, and changes in the building codes. At Ritan Property Group, property management is all we do.
Does the property manager use video inspections and video marketing?
Video marketing and video inspections are powerful tools for property managers and their owner clients. Marketing videos help get properties leased quickly. Inspection videos allow an owner to keep informed about property condition in real time no matter where on the planet the owner may be. Move-in and move-out video inspections provide accurate and indisputable evidence of property condition before move-in and after move-out. Move-in and move-out video inspections save owners money because tenants rarely choose to dispute such thorough documentation in court. Ritan Property Group creates full-motion videos of properties for marketing, move-in inspections, move-out inspections, and ad-hoc inspections. We make our inspection videos available to owners via our website's secure owner portal.
Is the property manager a member of the National Association of Residential Property Managers (NARPM)?
NARPM is an organization of property managers who specialize in managing single-family homes. NARPM promotes professionalism, education, ethics, and industry "best practices." Atlanta has a large and active local chapter. Andy Ritan has been a NARPM member since 2005, is a past president of Atlanta's chapter, and continues to participate in NARPM committee work at the national level.
Is the property manager a member of the Atlanta Apartment Association (AAA)?
The AAA devotes its resources to advancing the rights of property owners, keeping its members abreast of current legal developments in the state, and providing education for property managers. Ritan Property Group is a member of the Atlanta Apartment Association and the National Apartment Association.
Does the property manager use electronic signatures?
Electronic signatures allow leases to be executed with tenants very quickly and with a minimum of effort. Use of electronic signatures supports the development of paperless office workflows. If your property manager is not using electronic signatures and paperless workflows, your client experience receiving documents and having contracts executed remotely is not as fast and efficient as modern technology allows. Ritan Property Group has migrated completely to electronic signatures and paperless office processes.
Does the property manager accept electronic rent payment?
Accepting electronic payment of rents attracts tenants with high credit scores. It allows the property manager to process rents and get payment to owners quickly. Ritan Property Group encourages all tenants to pay rent electronically.
Does the property manager pay owners by direct deposit?
Owner payment by direct deposit gets money in the owners' accounts faster and with fewer errors than a paper system. All Ritan Property Group owner payments are made by direct deposit.
Does the property manager offer an online owner portal?
Access to leases, management agreements, monthly and annual financial reports, paid invoice copies, inspection reports and inspection videos should be readily available for owner review without having to contact the property manager. Ritan Property Group updates its online owner portal continually to ensure our owner clients can view current data about their properties at any time from anywhere in the world.
How many properties does the manager have under management?
A manager with only a handful of properties may not have the experience or staff resources to run an efficient operation. On the other hand, very large property managers may not offer personalized attention for individual owners. Ritan Property Group has about 450 homes under management. We are small enough to offer personal attention and big enough to do the job right.
How does the property manager handle repairs?
The owner of Ritan Property Group, Andy Ritan, also owns a sister company, Church Street Home Repair. Church Street Home Repair is a fully licensed Georgia general contracting company (Lic. No. RBQA005523) which handles all repairs that are required for properties under management by Ritan Property Group. The ability to handle repairs swiftly, competently, and at a reasonable price is a crucial component of effective property management. When a tenant moves out and turn-key work is necessary to make the property ready for the next tenant, the owner can lose a lot of money if the work is not done right and completed quickly. Likewise, it is hard to calculate an owner's financial loss if a high-quality tenant decides to move because of poor maintenance. Our inspection videos keep owners informed about repairs that are needed or that have been completed. When necessary, owners may fund repairs to their property by e-check, Mastercard or Visa from anywhere in the world.
What kind of insurance coverage does the property manager have?
Property management is the highest liability area of real estate practice. Many things can go wrong. Adequately insured property managers carry error and omissions insurance, general liability insurance, workers' compensation insurance, a crime bond, and commercial automobile insurance. Find out what coverage your property manager has. Ritan Property Group and Church Street Home Repair are covered by all these insurance policies. Note that insurance policies owned by real estate brokers who specialize in sales typically exclude property management activities. Riders that include management activities must be purchased at considerable additional premium.
Does the manager collect a sales commission if a tenant buys your home?
Many property managers have a clause in their management agreement that says you must pay them a sales commission if a tenant procured by the manager purchases your home. At Ritan Property Group, we feel this is unfair. When selecting a manager, be sure to check their management agreement to see if a sales commission is due when a tenant buys your home. At Ritan Property Group, the sales commission due us when a tenant buys your home is zero.
Please send a copy of the RPG management agreement and lease.
I am considering hiring Ritan Property Group to manage property I own. I request that Ritan Property Group send me a copy of the management agreement and lease they use so that I may evaluate these contracts prior to engaging Ritan Property Group to manage my property.