OWNERS FAQs

• What are your fees?

  What we charge

  • 8% management fee on rent collected — we don't get paid until you get paid.
  • 1 week renewal fee — collected during renewal since we execute a whole new lease each year (we love long-term leases & leases that don’t end Nov–Jan 🙃).
  • Bi-Annual $42 Postage and Petties Fee — charged in January and July for HOA dues management (if applicable), utility management and billing, lawn care vacancy billing, maintenance programs, tax payment audit, insurance payment and audit.
  • $400 Owner Reserve — not a fee; funds held in your account monthly (visible in your owner portal).
  • Tenant Placement Fee: 100% of the first month’s rent if we fully procure your resident (marketing, photos, self-showing software, 3rd-party fraud-protected screening, 360° move-in report, and more).
  • Onboarding a tenanted property: $250.00 — includes contacting prior manager, system onboarding, transfer of deposit, etc.

  What we don't charge for

  • Owner onboarding or off-boarding fee
  • Maintenance mark-up
  • Utility management fee
  • After-hours maintenance fee (we do have a 24/7 maintenance line)
  • Management of HOAs including dues, violations, etc.
  • Owner Portal management
  • & more (owners shouldn’t be nickel & dimed)

• How do I get the rent money?

  We use AppFolio for fast online rent collection and ACH disbursements.

  • Domestic clients: choose disbursement on the 10th or the last day of the month. If a resident pays after the 10th and funds clear, we can run another ACH.
  • International clients: disbursement on the last day of each month.

  Note: ACH files are sent that day, but banking networks process overnight. You’ll receive deposits the next business day. Plan for Fridays/weekends accordingly.

  If you pay a mortgage due by the 15th, keep funds set aside in case the draw or tenant payment is late.

• How do I sign up?

  We’re excited to welcome you to the All 3 Realty family!

  Please complete this form when your property is within 7 days of vacancy (we do not market occupied properties):

  New Owner Onboarding Checklist

  We can assist with a rent-ready rehab estimate once vacant.

• Our Guarantees

  • Happiness Guarantee: Cancel within our set timeframe if you’re not satisfied — no penalties.
  • Eviction Protection: If our placed resident is evicted within 24 months, we’ll re-lease at no cost.
  • Pet Damage: Up to $2,500 in pet damage beyond the deposit for approved pets.
  • Quick Fix: We respond to maintenance requests within 24–48 hours.
  • Resident Placement: We’ll find a qualified resident within 3 months or waive the first month’s management fee.
  • Lease Compliance: We monitor lease adherence so you don’t have to.
  • Financial Reporting: Accurate, timely monthly reports.
  • Top Notch Vendors: Licensed and insured vendors only.
  • No Rent, No Fee: No management fee in months with no collected rent.
  • We Know Your Name: Our team knows your property inside and out.
  • Core Value Commitment: Make it Count, Make it Right, Make it Meaningful — in everything we do.

• Pet Policy

  We evolved from “no pets” after recognizing most residents and our team have pets. With an estimated 66% of the population owning a pet (Jan 2024), we adopted a pet-friendly model.

  Petscreening.com & All 3 Realty Pet Guarantee

  Petscreening is a 3rd-party platform that scores and documents pets and ESAs, verifies ESA applications, and captures signed pet affidavits.

  1. Owner completes a pet application (per pet).
  2. Petscreening issues a FIDO score.
  3. Monthly pet rent based on score:
     • 5 Paws — $25/mo
     • 4 Paws — $30/mo
     • 3 Paws — $40/mo
     • 2 Paws — $50/mo
     • 1 Paw — $75/mo
  4. Our Pet Guarantee: up to $2,500 in pet damages per year at move-out (e.g., door frames, fleas, carpet replacement).

• Resident Benefit Package (RBP)

  Residents pay $35/month (in addition to rent) for:

  • HVAC filter delivery every ~90 days (save up to 15% utilities; reduce HVAC issues up to 40%).
  • Master insurance policy compliance (A-rated carrier).
  • Resident rewards platform.
  • Credit building for on-time payments.
  • 24/7 online maintenance request portal.
  • Access to accounts, documents, and communication via online portal.
  • Vetted, licensed, insured vendor network.

• Do you require renters insurance?

  Yes. All residents enroll in our RBP master policy (or provide their own). Policy: $100,000 liability and $10,000 contents.

  More info: Summary PDF  |  Visual PDF

My Future Resident

• Resident paid late — when will I receive ACH?

  AppFolio shows receipts immediately, but funds must clear (up to 48 business hours). Payments after 3:00 PM post next business day. Banking clearing rules apply for security.

  Rental criteria

  CREDIT

  • Use of CPN, recent credit repair, or new file (< 6 months) = automatic denial.
  • < 580 TU: requires co-signer/co-applicant with 620+.
  • 580–649 TU: conditional approval; must also pass income & rental history.
  • 650+ TU: sufficient for approval; must also pass income & rental history.
  • No score defaults to 400.

  INCOME

  • Combined net income ≥ 3× rent.
  • Verification via Findigs (paystubs/bank statements).
  • Self-employed: last filed tax return + 3 months bank statements.
  • SSI/Retirement allowed with proof of deposit.
  • Award/Offer letter: requires co-signer.
  • < 12 months employment: requires co-signer.
  • Spousal/Child support: verified by deposit (court orders alone not accepted).
  • Unemployment & Child Tax Credits are not income.
  • Active bankruptcy not allowed; discharged in last 5 years requires co-signer.
  • Pre-paying rent does not alter requirements.

  RENTAL HISTORY

  • Most recent 2 years of good, verifiable rental/mortgage history.
  • Living with family/friends or subleasing is not verifiable history.
  • Unverifiable history (non-responsive landlord, no ownership proof, no ledger) is not accepted.
  • No verifiable history: must meet minimum Income (3× net) and Credit (650+); additional deposit may be required.
  • Applicants must have given notice to current landlord per lease terms.
  • Poor current landlord history (balances, 2+ late pays/year, violations) may result in rejection.

• Do I need a Co-Signer?

  If “Yes” to any of the below, you need a co-signer:

  • No verifiable rental history (living with family/friends or subleasing)
  • Credit score < 580 (TransUnion)
  • Newly employed with only Offer/Award Letter
  • Employed < 90 days
  • Rental collection > $1,000 in last 5 years
  • Discharged bankruptcy in last 5 years

  Co-Signer Requirements

  • Minimum 650 credit score
  • Income ≥ 2× rent (combined for approval)
  • Verifiable mortgage or rental history in co-signer’s name
  • Co-signers sign the lease and are financially responsible

• What happens if my tenant doesn't pay rent?

  • Rent due on the 1st; late at 12:00 AM on the 6th (after midnight on the 5th).
  • Resident has until 5 PM on the 15th to provide a Promise to Pay date.
  • We review history (lateness, home condition, prior promises) to decide next steps.
  • If not paid in full (with fees) by the 4th Friday, we initiate eviction.
  • Final notice posted: 7 business days to pay or we file.
  • Court operations have resumed post-COVID.

  Eviction process resources: Georgia | Alabama

  We address delinquencies case-by-case and coordinate with owners. Sometimes the practical solution is to regain possession quickly and re-rent.

• How long do residents stay?

  As of December 2023, average stay is about 3.8 years.

• How do you screen residents? Do you use software?

  Due to rising application fraud, we partner with Findigs for digital underwriting: ID/selfie match, payroll and bank connections, PDF tamper checks, and more — enabling faster, higher-quality approvals.

  Fraud overview: Snappt article

• Can I choose my resident?

  No. To comply with the Fair Housing Act, we apply the same criteria to all applicants and do not allow owners to select residents.

  Minimum standards: Resident Selection Criteria

  Fair Housing info: Georgia Rules | DCA Fair Housing

All About All3

• How is your business structured?

  Hybrid of portfolio & departmental: Georgia, Alabama & Maintenance. Use your state inbox for fastest response (monitored by multiple team members).

  • Georgia@all3realty.com
  • Alabama@all3realty.com

• Letter from the Owners — Welcome to All 3 Realty!

  Founded in 2013 as a family-owned company, we’ve grown to a team of 18. Our mission: Building Valuable Long-Term Relationships. We bring a personal, human touch and respond with honesty, integrity, and care. Thank you for choosing us — we look forward to a lasting partnership.

  Warm regards,
  J and Pam Coley

• Core Values

  MAKE IT COUNT, MAKE IT RIGHT, MAKE IT MEANINGFUL!

• How many units do you manage?

  We manage 996 properties across Metro Atlanta and the River Region of Alabama.

• Fair Housing Essentials

  The Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, disability, familial status.

  • Consistent screening using published criteria.
  • No owner “picking and choosing” residents.
  • Team training and compliance.

My Property

• How do you determine the rental rate?

  1. Last 90 days of rentals within 1 mile (actual leased comps).
  2. Rentometer report (includes multifamily within 1 mile).
  3. Local market expertise (“boots on the ground”).

  We consider: seasonality, tax-season effects, owner goals (speed vs. rate), included services (internet/pest/lawn/weed), and professional judgment.

• Can you pre-lease while occupied?

  No. We do not pre-market occupied homes (renewal uncertainty, quiet enjoyment, listing fatigue). We can pre-market when the home is vacant during rehab.

• Average Days on Market

  • Alabama: ~15–30 days
  • Georgia: ~7–14 days

• Do you manage short-term rentals?

  No. We focus on long-term single-family management and resident retention.

• How do you advertise my property?

  Self-showing lockboxes via Tenant Turner (8 AM–8 PM access), instant responses, FHA-compliant pre-screening with ID upload, and weekly owner reports (Sunday midnight).

  Platforms include: ALMLS/GAMLS, Zillow, Trulia, Realtor.com, Apartment.com, Rentler, HotPads, Zumper, and more.

• Insurance Claims

  We can file and manage claims; please list us on your policy to assist with vendors, remediation, and occupant coordination.

• Owner Responsibilities & Expectations

  • Keep Us in the Loop: ownership or material changes.
  • Accurate Information: property/account details up to date.
  • Check Your Statements: review monthly; resolve balances.
  • Verify Deposits: confirm ACH receipt and notify issues.
  • Support Fair Housing: equal treatment of all residents.
  • Stay Insured: maintain dwelling insurance.
  • Prioritize Maintenance & Safety: proactive repairs, timely communication.
  • Follow Law: Alabama & Georgia Tenant Landlord laws.

• Current Owner, Move Out Statements

  Charges (management fee, RBP, etc.) may appear after move-out due to AppFolio workflows:

  1. Security Deposit (SD) moves from SD bank to Rent Escrow — appears on your statement.
  2. Refunded SD issues a check to the tenant (e.g., $995), reducing balance.
  3. If unpaid charges exist, AppFolio applies SD to oldest charges (e.g., rent income, late fee, RBP).
  4. When rent income is recognized, AppFolio assesses the 8% management fee (and applicable late/RBP fees).

  This is why those fees appear on the statement.

• Home Sale Solutions

  We know your property and can sell it with a reduced 2.5% commission for management clients.

  • Seamless transition from move-out to market-ready.
  • Market analysis & pricing strategy.
  • Prep guidance and coordination for repairs/upgrades.
  • Custom marketing across channels.
  • Showings & open houses coordination.
  • Negotiation through closing.
  • Post-sale support.

  Whether first sale or seasoned investor, we aim for a smooth, high-return process.