Vineyard Property Management is a full service, professional management and real estate sales company serving the North Metro Atlanta area. We manage residential income producing properties for individual owners and portfolio investors.
Our approach is simple. We provide professional and trustworthy property management and real estate services, from leasing and sales, to accounting, maintenance and make ready contracting services. Whether you are an investor with several properties or an unintentional landlord, we have your solution.
Vineyard Property Management was founded by real estate veteran, John Williams in 2015. Our team offers over 45 years of professional property management, sales and investment experience, specific to the Atlanta, Georgia real estate market.
To accurately determine a rental rate, we conduct a rental property analysis and compare with current market trends. We use real-time comparative market data and take into consideration a property’s condition, amenities and general appeal.
Although other considerations are present, there are five primary factors that determine how quickly your property will lease:
Availability – The basic rules of supply and demand will impact a property’s time on the market. Periodically, the rental market in Atlanta offers fewer options for prospective renters when inventory is low. Times like this tend to accelerate leasing activity and drive rents higher.
Physical Appearance – It’s simple; the more presentable a property is, the sooner it will lease. A clean rental (interior and exterior) in good repair will always be more attractive to a prospective tenant.
Price – An accurately priced rental property is best positioned among its competition and will lease much faster than comparable properties which are not appropriately priced.
Location – Properties located within reputable school districts, close proximity to shopping, dining and entertainment and offering reasonable commute options tend to stimulate the most interest.
Season – The Atlanta rental market typically generates the highest leasing volume between late March through early September, although this cycle varies slightly depending on local economic factors.
Our dedicated leasing professionals are available 7 days a week to respond to inquiries, prescreen individuals, schedule showings and process rental applications. We utilize an on-demand, self-show service powered by dedicated leasing professionals who are knowledgeable, experienced and customer-focused. This approach greatly improves the leasing experience for your prospective tenants and delivers outstanding results for you.
We have found that the better a property shows, the faster it will lease. In ideal conditions, walls are free of dings and scratches, flooring is professionally cleaned, appliances are in good repair and the home is ‘hotel room’ clean and free of household odors.
First, we’ll create your professional property listing using over 25 high quality photographs accompanied by a detailed property description. Next, we’ll aggressively market your property by posting ads to over 100 of the top internet listing sites and utilize our customized search engine optimization (SEO) campaigns and social media outlets.
YES – Our extensive background check is thorough and in accordance with Federal Fair Housing Laws. Our comprehensive applicant screening process includes: FICO credit score, credit history and public record search from Experian, RentBureau rental history, nationwide eviction search and nationwide criminal search, including sex offender database search and OFAC terrorist watch list.
That decision belongs to you. However, folks in Atlanta love their pets! In fact, over 70% of prospective tenants identify as owners of at least one household pet. If you decide not to allow pets, it’s important to know this can negatively impact the number of prospective tenants we attract.
We pride ourselves on placing highly qualified tenants for our clients. However, from time-to-time it may become necessary to take progressive collection actions to pursue a past due balance. Our rent collection process will maintain strict compliance with the lease agreement and will operate in accordance with Georgia Landlord Tenant Laws, up to and including eviction if necessary.
There are a number of ways to determine if your property is receiving proper care. Above all, careful tenant selection is the most proactive step we can take in protecting your property from being rented to tenants who may have demonstrated negative behaviors in the past. During the lease term, we may have occasion to enter the property for maintenance repairs or a scheduled inspection, in which case we’ll use these instances as an opportunity to report any concerns. If we’re fortunate enough to avoid maintenance repairs for an extended period, we will schedule an inspection to make sure the property is free of any lease violations or maintenance concerns.
We are available to accept maintenance requests 24 hours a day, 7 days a week. For routine service requests, we first speak with the tenant to determine the exact nature of the problem. Once confirmed, we’ll coordinate the repair with one of our qualified maintenance technicians. Emergency and comfort items such as AC/heat and hot water receive a higher priority and are typically repaired within 24 hours. Your tenants will appreciate our responsiveness and easy access for submitting maintenance requests.
Property owners are required to establish a minimum of $400 “reserve fund” for minor repairs resulting from routine maintenance requests. Maintenance expenses in excess of this amount will first be confirmed with the owner and will be deducted from the tenant’s rent payment or by owner contribution via the owner’s secure portal access.
We typically charge a security deposit equal to one month’s rent. If VPM provides full management services, the security deposit will remain in a designated trust account. If we provide Tenant Placement services only, we’ll collect the security deposit at the time of move-in and transfer those funds to the property owner within 5 business days.
Owner payments and monthly statements are processed no later than the 10th day of each month. For efficiency, we recommend owners take advantage of our no-cost, direct deposit option. If you prefer another payment method, just let us know and we’ll accommodate your request.
It’s our goal to provide exceptional service, invaluable experience, the latest technology, and a competitive fee structure. It’s not our goal to compete against lower priced property management companies by short-cutting our processes or limiting resources in a simple attempt to save money. We believe the ultimate cost of using a Property Manager is determined by the value we create for our clients.