Known as the
City ofTrees

Atlanta is an exciting, fast-placed location that offers a large selection of fun and funky things to do and see. Sprinkled with a hint of decadence and a taste of culture it is a place like no other.

We at ForLease Atlanta want to welcome you to this beautiful and exciting city and assist you in locating the perfect property in your ideal neighborhood. Our professional agents are trained experts that will guide you through the local neighborhood nuances and assist in making your location selection fast, easy, and personal.

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Atlanta
Apartments & Condos

In today’s rental marketplace there is a clear divide between apartment locator service providers and real estate agencies that manage condos. A locator service benefits only by the leasing of apartments, and with this being their focus, you will only see apartments that are ready for rental. The same is true for condo real estate management agencies in that they only show you what is available in the condo marketplace. ForLease Atlanta is the only hybrid of both the locator and sales agencies in the Atlanta area, and this is why we are the outstanding choice for professionally managed property rentals.

Through this marriage of services we are able to provide our clients with an extensive list of currently available professionally managed properties that focus on your specific rental needs. In addition, we are privileged to have access to a continuous private list of properties brought to us via property managers and agents that know and respect what we do in the industry.

ForLease Atlanta is the expert at providing our clients with:

  • The best and largest selection of available properties based on their individual needs-analysis.
  • Personalized rental reports that can be viewed from any location that meet or exceed our client’s location objectives.
  • Orientation area tours that feature sample properties and assist in familiarizing you with local neighborhoods, amenities, parking, retail shopping, entertainment options, traffic patterns, and parks / recreation facilities.
  • Introduction to prospective property management teams and assistance in lease term reviews, move-in special programs, and contract negotiations.

Our goal at ForLease Atlanta is to provide a lifestyle opportunity, not a sales experience. When it is time for your new lifestyle give us a call.

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Atlanta
Office, Retail & Commercial

We have complied a comprehensive market database that is unmatched in the industry and allows us to provide you with the best selection of properties, population demographic information, traffic patterns, tenant mix, and property image for your review and selection.

ForLease Atlanta satisfies our client’s requirements with a level of market knowledge and expertise that will guarantee your satisfaction. We look forward to serving you.

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Relocating to Atlanta
What to Expect?

When should I begin looking for my new place?

A little thinking a head and planning will go a long way in finding the best location to suit your needs. Generally, we suggest that our clients begin looking for a property thirty (30) to forty-five (45) days prior to their move date.

We have assisted clients with much shorter move dates because must landlords only know about upcoming vacancies for a month or less.

What is the first step in securing a rental property?

The first step is to complete and submit a rental application in conjunction with the application fee. This fee is usually a cost of $50.00 to $100.00 per applicant. The applicant fee pays for your credit check and application processing. In most cases the application and fee will place the rental on hold for you but some landlords will accept multiple applications on the same rental.

Good credit is certainly important in the application process but we can certainly pursue other options if your credit is impaired.

What is the cost to me if I use a broker?

Brokers are generally free to the tenant because the landlord pays their fees.

Is there a fee for the ForLease Atlanta services?

Most of tenant services are completely free with the exception of the private market rentals. The broker fees can range from twenty-five percent (25%) to one (1) full months rent.

Way does ForLease Atlanta charge for some tenant services?

  • While most tenant services are free due to the fact that professionally managed properties have staff on-site to assist you with your property visit. When we must escort you that are incurred cost.

What is the best way to hire a broker?

  • The best way to hire a broker is to contract with them as your exclusive tenant representative by signing an exclusive representation letter.

What is an exclusive representation letter and why should I sign one?

An exclusive representation letter demonstrates your commitment to the real estate process, and once the letter is official, and his commission is assured, the tenant rep broker will get to work on your behalf. It is to your benefit to sign this agreement rather than working with a wide selection of non-exclusive agents.

What should I avoid when choosing a tenant rep broker?

You will be best served in the leasing process if you consider the following:

  1. Always check client reference prior to selecting your tenant rep broker.
  2. Make sure that you understand if there are any properties that might create a conflict of interest.
  3. Ask you tenant rep broker how he or she would handle a conflict of interest if it should occur.
  4. If a tenant rep broker has not been hired then only allow other brokers to show you their own listings.
  5. If you are unsure about whether or not you are moving do not hire a tenant rep broker.

What should I expect from my exclusive tenant rep broker?

You should expect an exclusive tenant rep broker to provide the following services:

  • To represent your best interest in your leasing transactions.
  • He or she should provide sound advice throughout the process.
  • Assist you with determining such items as the amount of space you may need, what is the most important item in determining which property you will lease, finding properties for your evaluation, and negotiating the terms on your selected space.
  • Know how much commission your broker is going to make on your transaction. This will help you to know how much work you can expect from him or her, and remember that your broker does not get paid if you do not sign a lease so their primary goal is to make sure the transaction does happen.

Don’t be afraid to ask questions and get to know your options. It is your job to make sure the broker understands what is important to you in the leasing process.

What is happening in the Atlanta rental marketplace that might affect me?

Before the recent recession there was a tremendous difference between apartment living and condo living. Apartments were often poorly designed buildings that featured low-end finishes and were sometimes located in questionable neighborhoods. The advantage to apartment living was the inexpensive move-in fees and no financial risk. Condos, on the other hand, were considered desirable properties with high-end finishes and could be more often be found in swank, up-town locations. These advantages were only available at a very high price. This all changed with the recent market challenges due to the economy. In the new rental marketplace you are now able to rent a professionally managed property that was once a high-end condo. These professionally managed rentals feature all the standard condo finishes, amenities, and luxury locations, but with the advantage of inexpensive move-in fees and no financial risk.

A property that several years ago would have cost hundreds of thousands to purchase is now available for a much lower monthly expense. We at ForLease Atlanta wants to assist you in your search for the best professionally managed property with the largest selection of properties available

How much money do I need to earn to be approved for a rental?

Every property and each individual management company is going to have their own specific requirements, but generally it is three (3) times the amount of the rent. If roommates are considered it is five (5) times the amount.

What paperwork is required?

You will need to provide an offer letter, your last two (2) pay check stubs for proof of employment, a copy of your personal identification, and a personal and / or prior rental reference. If you are self-employed a copy of your last two (2) years of tax returns may be required. Your ForLease Atlanta agent will be happy to provide specifics depending on your situation.

Are guarantors allowed?

This is specific to the landlord’s discretion. Generally speaking guarantors are reserved for students.

What is needed from a guarantor?

A guarantor must qualify the same as any resident and be responsible for all monies due for a lease term.

Can incomes be combined to qualify?

Landlords will sometimes allow a combination of incomes, but in other situations they will require that one (1) of the individuals be able to qualify on their own.

How long does it take to be approved for move in?

The length of time can vary from as little as one (1) hour to as long as one (1) week.

Is there a cost for water service?

This is property specific. It can be included in the price of the rent but most of the time you are required to pay it.

What exactly is included with the rent?

This is property specific. Usually it is only the monthly rent not inclusive of any utilities. If it is a privately owned condo it will also include HOA fees.

What are the required utilities?

Unites can be gas and electric or just electric.

Is a security deposit required and what does it cover?

The professionally managed properties typically require a deposit of a few hundred dollars up to one-half of one (1) month’s rent. Condos usually require as much as one (1) month’s rent.

What are the terms of the lease agreement?

The professionally managed properties generally range from six (6) to twelve (12) months. Sometimes they can be less. Due to condo HOA regulations they will almost always require one (1) year. Some landlords will require two (2) years.

Are pets allowed?

Policies vary from property to property with some properties allowing only particular pets with a size limit (typically 30-40 pounds). It is possible that they will also limit the number of animals allowed. Most of the time an additional deposit is required for each pet and the rental amount can also be effected by the addition of pets. Aggressive breeds, or dogs mixed with aggressive breeds, are typically not allowed, and will reduce the number of potential rental locations available for consideration.

How far away is public transportation?

Each neighborhood in Atlanta has a selection of different public transportation accesses. Your ForLease Atlanta agent will review the area options with you as part of our general client service.

Can the walls be painted?

Yes, but they must be restored to the original wall color before you move from the property.

Do you need a broker to assist in locating a commercial space?

No, not by law, but a good broker is more than just a space finder. Good advice from your broker should be viewed in the same manner you would view advice from your accountant or your attorney. You want sound advice concerning the commercial space available for your new business location and the terms associated with that space. A good broker will assist you in all aspects of your leasing transaction, so finding the space is only the first step in the overall process.

I have a new business and I need to lease a space. How do I determine my leasing needs?

You will need to ask yourself the following questions:

  1. How large a space do I need to lease?
  2. What is my rent budget?
  3. How important is the location in relate to the success of my business?
  4. When do I need to move?
  5. Have I considered the items I will need in my new space such as phones, business machines, furniture, etc.?

Who does the broker for, the tenant or the landlord?

Brokers can work for either the tenant or the landlord. If you work directly with the agent listing the property you are working with the agent that represents the property owner. If you hire a tenant rep you will need to understand that they may have their own listings and you will need to determine if there are any conflicts created by these listings. A tenant rep has fiduciary responsibilities for both parties in a transaction and will probably make more money if you lease one of his listings. In this situation he or she will collect money from both interested parties.

What is the cost to me if I use a broker?

Brokers are generally free to the tenant because the landlord pays their fees. In what situation would a:

  1. A tenant rep broker is hired and you lease a property that is listed with an agent.
  2. When a listed property is leased the listing agent is required to split the commission with the tenant rep broker. In this situation the rep broker is free to the tenant. If the market is soft and tenants are at a premium a full commission will be paid to the tenant rep broker. This can add a cost of up to 2-1/2% for the owner. The owner will attempt to recover this cost in other areas such as fewer tenant improvements. It is the responsibility of the tenant rep broker to be aware of these issues and see that the tenant is protected.
  3. A tenant rep broker is not hired and you lease a property that is listed with an agent. If the tenant does not hire a rep broker the listing agent will keep all the commission and there will be no charge to the tenant.
  4. A tenant rep broker is hired and space is leased directly from the owner. The owner, who then attempts to recover the cost with a slightly higher rent or fewer incentives, will pay the tenant rep broker. A good tenant rep broker is better at renegotiating better lease terms than a typical tenant.
  5. A tenant rep broker is not hired and space is leased directly from the owner. There is clearly a savings under this condition but it requires a vast amount of work on the part of the tenant.

What is the best way to hire a broker?

The best way to hire a broker is to contract with them as your exclusive tenant representative by signing an exclusive representation letter.

What is an exclusive representation letter and why should I sign one?

An exclusive representation letter demonstrates your commitment to the real estate process, and once the letter is official, and his commission is assured, the tenant rep broker will get to work on your behalf. It is to your benefit to sign this agreement rather than working with a wide selection of non-exclusive agents.

What should I avoid when choosing a tenant rep broker?

You will be best served in the leasing process if you consider the following:

  1. Always check client reference prior to selecting your tenant rep broker.
  2. Make sure that you understand if there are any properties that might create a conflict of interest.
  3. Ask you tenant rep broker how he or she would handle a conflict of interest if it should occur.
  4. If a tenant rep broker has not been hired then only allow other brokers to show you their own listings.
  5. If you are unsure about whether or not you are moving do not hire a tenant rep broker.

What should I expect from my exclusive tenant rep broker?

You should expect an exclusive tenant rep broker to provide the following services:

  • To represent your best interest in your leasing transactions.
  • He or she should provide sound advice throughout the process.
  • Assist you with determining such items as the amount of space you may need, what is the most important item in determining which property you will lease, finding properties for your evaluation, and negotiating the terms on your selected space.
  • Know how much commission your broker is going to make on your transaction. This will help you to know how much work you can expect from him or her, and remember that your broker does not get paid if you do not sign a lease so their primary goal is to make sure the transaction does happen.
  • Don’t be afraid to ask questions and get to know your options. It is your job to make sure the broker understands what is important to you in the leasing process.

How long of lease should I sign?

The length of lease can be a difficult decision. Consider the following factors when making this determination:

  1. Is the new location an important factor in the success of my business?
  2. Do the new space require extensive improvements to meet my needs?
  3. Is my business sable enough that I can expect my space requirements to change in the future?
  4. Do I anticipate significant increases in rental cost for the future?
  5. Is my rent less expensive with a long-term lease?
  6. How hard is it to relocate my business?

Any “yes answers to the above questions indicate the need for a longer lease, and “no” answers mean that you need to consider a shorter lease for more flexibility.

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