There is a case I have observed in Atlanta for a long time. A landlord, eager to fill a vacancy, skipped credit checks and income verification. The first month's rent came in on time. However, starting from the second month, payments began to lag, and ultimately, the landlord had to initiate eviction proceedings without receiving six months' rent. The tenant screening stage is where first-time landlords often stumble.

Looking at rent prices, the median rent in Atlanta is around $1,970 per month according to Zumper. RentCafe reports an average of $1,788 for the same period. The difference in these figures is due to variations in sample size and data collection methods, so when determining actual rent, it's more accurate to compare several similar listings in the area. Comparing factors like the number of bedrooms, school districts, and parking availability can help narrow down the numbers more realistically.

Once the rent is set, the next step is finding tenants. It's standard to post photos and conditions on platforms like Zillow, Apartments.com, and Facebook Marketplace. Don't stop there; it's advisable to have a checklist of items to verify when applicants come in.

• Credit score and debt situation
• Recent income verification - pay stubs, employment letters, etc.
• Previous rental history and landlord contact information
• Consent for background checks

Keeping documentation of these four items can serve as evidence in case of disputes later. Many landlords use a guideline of three times the rent for income. It's safer to consider both income and rental history rather than relying solely on credit scores.

Photos play a significant role in advertisements. Posting several pictures taken during daylight hours, along with accurate bedroom counts and pet policies, tends to increase inquiries. In some cases, an application fee is charged, which should reasonably reflect the actual costs of credit and background checks.

The lease agreement must include the rent amount, payment dates, security deposit amount, pet policies, maintenance responsibilities, and conditions for contract termination and renewal. Verbal agreements hold no weight later on. Under Georgia's Safe at Home Act, effective July 2024, the maximum security deposit is set at two months' rent. Any amount above that is not enforceable.

After a tenant moves out, the security deposit must be returned within 30 days or accompanied by a written notice detailing any deductions. If this deadline is missed, the landlord loses the right to deduct and may be required to pay up to three times the amount if it's determined they wrongfully withheld the deposit. There are also procedures in place for when rent is not received. After providing a notice for three business days, if the issue remains unresolved, the landlord can file for dispossessory proceedings in the county magistrate court. This is not an emotional issue but a matter of following established procedures.

Filing for dispossessory proceedings does not mean the property will be vacated immediately. The tenant can respond in writing to the court within seven days of receiving the notice, and once the response is filed, a hearing typically occurs within 10 to 30 days. During this period, rent continues to accumulate, so thorough initial screening appears to be the best way to save time and costs in the long run.

Before the tenant moves in, it's advisable to document the property's condition with photos and videos and conduct a walkthrough with the tenant to verify each item. Distinguishing between normal wear and actual damage in advance can reduce disputes during the security deposit settlement.

In the past, it was common to find tenants through referrals and to handle paperwork simply. Now, online background check services can be accessed for a few thousand won, and this cost is significantly lower than potential losses experienced later. This article aims to provide general information, and it is recommended to consult with real estate professionals or attorneys to confirm details before finalizing contracts and selecting tenants.