** Always refer to your individual Lease Agreement for detailed answers to the following questions, as each agreement could vary **
How can I pay my rent? Arch Properties accepts cash, checks, money orders and online payments via credit card/debit card/e-check. Payments can be placed in the drop box on the exterior front of our building 24/7 (please place rent payment in an envelope labeled with your name and address, no cash in drop box). If paying in cash, please verify that someone is available at the office to accept your payment and give you a receipt. We also accept online payments through our website. Just click the "Pay Rent" link and follow the steps to enter your credit/debit card or e-check information (additional fees are applied to online payment options). Rent payments may also be mailed to our office at:
Arch Properties & Investment, LLC
1030 Macon Hwy
Athens, GA 30606
When is my rent due? Rent is due on the 1st of each month. There is a grace period of 5 days, ending at 5:00pm on the 5th of each month. After this time, rent is considered "late" and a late fee is applied. If the 5th of the month falls on a weekend or a holiday, rent is due by noon on the following business day to avoid late fees.
How are late fees assessed? If the TOTAL rent amount is not received by 5:00pm on the 5th of the month, an escalating late fee is applied. After 5:00pm on the 5th a $30 late fee is applied, after the 10th of the month a $60 late fee is applied and after the 15th of the month a $90 late fee is applied. Late fees are applied to the property as a whole, not to individual tenants, so all parties to the lease are equally responsible for the late fees accrued. Additionally, your account is considered delinquent until all late fees are paid in full. All payments are posted to existing charges before posting to subsequent rents.
What utilities am I responsible for? When tenants sign a lease, the lease outlines what utilities/services are included. If the service/utility is not included, the tenant is responsible for setting up services. It is important that all utilities be set up in the tenants' name(s) at the start of the lease through the entire term of the lease. Tenants are responsible for having utilities they have set up disconnected the last day of the lease term. Please refer to the the "Helpful Links" section of our website for information pertaining to local utility companies.
Should I have renter's insurance? The insurance policy held by the owner of your residence does not provide coverage when you are found liable for damages or injury to another person. It is only going to cover the building where you live, not your personal belongings. We encourage tenants to protect themselves and their belongings by having their own renter's insurance policy.
What is the move in inspection process? Upon moving in, each tenant will be given a Move-In Inspection Form and will have the opportunity to go through the property and make detailed notes about its condition as well as any defects or maintenance issues. A comparison will be made between items listed on this form and the move-out inspection form so appropriate charges can be assessed. It is important that the Move-In Inspection Form be returned to Arch Properties within one week of the move-in date.
What is the move out inspection process? Exhibit "B" to the lease agreement is provided to each tenant once a lease is signed. It is a great resource to use when needing a detailed review of Arch Properties' security deposit policy and cleaning requirements for move-outs. Security deposits are refunded in full provided that the premises is returned in its original condition (normal wear and tear accepted), all tenants as well as their belongings have been removed from the premises by the time/date outlined in the lease, and there has been no breach of any of the terms of the lease agreement. Please provide our office with a forwarding address to mail your refund prior to move-out.
How can I submit a request for maintenance? The quickest and most efficient way to notify Arch Properties that maintenance is needed is to click the "Maintenance Requests" tab at the bottom our home page and submit the necessary information. You may also email the Arch Maintenance Department at firstname.lastname@example.org. Please be sure to include details about your problem as well as your name, address, and phone number. Someone will contact you as soon as possible to assess the situation and get the appropriate person scheduled to fix the problem. Please do not call our office or cell phone numbers with maintenance requests unless it is an absolute emergency.
Will I be charged for maintenance? Tenants are not responsible for the costs associated with maintaining the rental property in which they reside. However, if a maintenance request is filed with our office and it proves to be a problem that the tenant could have easily resolved (i.e. clogged toilet, clogged air filters, pests due to unclean environment), the tenant(s) will be responsible for the service call fee as well as any charges related to resolving the maintenance issue. Always remember to report any maintenance/repair/damage issues to Arch Properties as soon as they become evident.
Can I sublet or assign my lease if needed? Yes, both subletting and assignment are allowed but only with written consent from Arch Properties.
What is the difference between a "sub-lease" and an "assignment" of my lease? A "sub-lease" is when the tenant leases part or all of the premises to another person, but with the original tenant retaining responsibility under the original lease. An "assignment" of a lease takes place when the tenant leases part or all of the premises to another person, but with the original tenant transferring all responsibility to the new tenant(s). Assignment of a Lease Agreement carries a fee of $200. Either of these changes in the original Lease Agreement must first be approved through written consent by Arch Properties & Investment, LLC.
What is a Parental/Sponsor Guarantee and why is it needed? A Parental/Sponsor Guarantee is needed for all applicants with no verifiable income. This form states that a parent/sponsor agrees to the same terms in the Lease Agreement and accepts the same responsibility as the applicant.
Can I renew my lease for another year? As long as the terms of the lease have been met, all rent and fees are paid, and no notice of lease termination has been given to the tenant, a renewal agreement will be offered prior to the end of the lease term. The date of lease renewal can be found in the lease agreement and is usually several months prior to the lease end date due to the high demand for pre-leasing in the Athens area.
Can I make changes to the property (i.e. paint, fencing, fixtures)? Tenants are NOT allowed to make changes to the interior or exterior of the premises nor attach any fixtures to the leased property without the prior written permission of Arch Properties & Investment, LLC. If you wish to make changes/improvements to the property, please email Arch Properties with your name, date, address, and details.
Can I get a replacement for a lost key? At the start of the lease, one key for each tenant is issued. At the termination of the lease, ALL KEYS including the original keys and all copies made by the tenants need to be returned. Failure to return all keys will result in a $25.00 penalty. If you are in need of a replacement key during normal business hours, you can obtain a key from our office to have a copy made at no charge. If you need a replacement key delivered to you during normal business hours, a $25.00 fee will be incurred. If re-keying of the locks is necessary (i.e. after hours, eviction, tenant request), the tenant(s) will be responsible for a minimum charge of $75.00.
** Always refer to your individual Property Management Agreement for detailed answers to the following questions, as each agreement could vary **
When and how will my rent profits be distributed to me? We typically process owner disbursements and statements on the 15th of the month. You can expect to receive them by mail soon after.
How does Arch Properties handle maintenance issues? The quickest and most efficient way for tenants to notify Arch Properties that maintenance is needed is to click the "Maintenance Requests" tab at the bottom our home page and submit the necessary information. Requests may also be made via email to email@example.com. As soon as the request is received, our maintenance department will contact the tenant(s) as well as the appropriate person to diagnose and fix the problem. Any maintenance requests that incur expenses will be reflected on your monthly statement and all major repairs will be discussed with the owner in advance. If a maintenance request is filed with our office and it proves to be a problem that the tenant could have easily resolved (i.e. clogged toilet, clogged air filters, pests due to unclean environment), the tenant(s) will be responsible for the service call fee as well as any charges related to resolving the maintenance issue.
Why is the Rental Property Information Form needed? The Rental Property Information Form is a detailed questionnaire completed by the property owner after signing the Property Management Agreement that includes all details of the rental property (i.e. # bedrooms, # baths, interior features, amenities, desired rent amount). This form has proved to be a very helpful marketing tool utilized by Arch Properties to effectively advertise your rental property as well as help determine rental income for your property and to inform prospective tenants about all the details of your property.
Do I have to complete a W9 form? Yes. We must have a completed W9 on file before sending your first disbursement. We will issue a 1099 at the end of the year.
Do you charge for marketing/advertising? During the time a rental property is advertised until a Lease Agreement is signed and a deposit is collected, Arch Properties charges an advertising fee of $25/month. If an owner wishes to advertise through other marketing outlets not commonly used by Arch Properties, additional fees may apply.
How long will it take to lease my property? On average, it takes about 60 days to lease a property. However, it may take more or less time to secure a tenant depending on a variety of factors including the condition of the property, the type of property, whether the property is vacant, and the time of year. Vacant properties that are clean, in good showing condition, and offered at competitive rental rates usually lease pretty quickly.
Do I have to allow pets? We strongly recommend you consider allowing pets. Tenants must pay a $250.00 non-refundable pet fee prior to move-in and are responsible for any costs related to damage(s) from pets exceeding the pet fee. Properties that do not allow pets take significantly longer to lease. If you are certain that you do not want pets in your rental property, please notify us prior to marketing the property and make note of this when filling out the Rental Property Information Form.
What if a tenant doesn't pay rent? If a tenant does not pay rent by the 5th day of the month, we will attempt to contact him/her to collect rent and late fees owed. If a tenant becomes delinquent we will call, email, send certified letters and /or visit the property, taking all the necessary measures to assure rent and late fees are collected. If all attempts fail, an eviction may be necessary.
Does Arch Properties handle the eviction process? If all efforts to collect rent from the tenant(s) are unsuccessful, the first step is to get the tenant out of the property. We will request that they immediately and voluntarily vacate the property so we may advertise it for lease and begin procuring a new tenant. If the tenant(s) will not voluntarily vacate the premises, then an eviction may be necessary. In the case of an eviction, the owner may need to seek legal assistance as Arch Properties cannot handle the eviction process.