In the Macon area, families often leave their homes due to relocations from Robins Air Force Base. Recently, a family that received orders to Texas asked what to do with their home. They felt it was too valuable to sell but burdensome to leave vacant. In such cases, there are three main things to check in order: rent price, tenants, and the lease agreement.

First is the rent price. According to RentCafe, the average rent in Macon is $1,176 per month. For bedroom counts, a studio averages $908, a one-bedroom is $1,041, a two-bedroom is $1,214, and a three-bedroom is $1,306. The average rent for single-family homes is higher at $1,774. It's safest to compare a few listings that match the condition of your home.

Next is finding a tenant. Post photos and details on Zillow or Apartments.com. When inquiries come in, don't rush to sign a lease; instead, check the following items:

• Credit check results
• Recent income verification documents
• Previous rental history and contact information for the last landlord
• Consent for background check

If you've already moved to another state, you can screen tenants remotely and sign the lease electronically. Skipping the screening just because you can't meet in person could lead to much bigger problems later.

Preparing photos is also an important step. Posting several bright photos taken during the day along with the accurate number of bedrooms will increase inquiries. If you plan to charge an application fee, it's best to set it at the cost of the credit and background checks.

Finally, there's the lease agreement. Clearly state the rent amount, payment due date, security deposit, maintenance responsibilities, and lease term. In Georgia, the maximum security deposit is set at two months' rent, according to the Safe at Home Act effective July 2024. You must return the deposit or provide a written notice of deductions within 30 days after the tenant moves out. If you miss this deadline, you lose the right to deduct, and if it's determined you wrongfully withheld the deposit, you could face triple damages.

If rent is overdue, first send a notice within three business days. If the issue isn't resolved, you may need to file a dispossessory action in the county magistrate court. It's important to know that filing a dispossessory action doesn't mean the house will be vacated immediately. The tenant can respond to the notice within seven days, and once the response is filed, a hearing usually takes place within 10 to 30 days. During this time, rent continues to accumulate, so thorough screening from the start is ultimately the best way to ensure peace of mind.

Before the tenant moves in, it's advisable to document the condition of the home with photos and videos, and conduct a walkthrough with the tenant. By distinguishing between normal wear and actual damage in advance, you can reduce disputes later, even if you're managing remotely from another state. It's a good idea to organize photo files by date and keep them stored separately.

It's also wise to consider insurance. A home rented out may not be adequately covered by standard homeowners insurance, so it's recommended to obtain landlord insurance separately. As the lease term approaches its end, it's helpful to discuss renewal and rent adjustments with the tenant in advance, making it easier for both parties to plan ahead.

Many landlords include a clause in the lease requiring tenants to obtain renters insurance. This is because the landlord's insurance does not cover damage to the tenant's personal belongings due to fire or theft. Including this clause can significantly reduce disputes over liability later on.

It's also good to include in your checklist who will be responsible for utilities like water and electricity, and from when. By organizing the names based on the move-in date, you can avoid disputes over bills later.

If you need to manage from a distance, consider finding a management company to handle these processes for you. This article is intended to provide general information, and it's advisable to consult a real estate professional or attorney before finalizing any agreements.