Resident Handbook - Quick Links

Contact Information

100 Glendalough Court D-2
Tyrone, GA 30290
Voice: 678-841-8101
FAX: 770-908-3329
propertymgrs@pmiga.com
www.pmigeorgia.com

PMI Georgia WELCOMES YOU

PMI Georgia welcomes you as a new resident. PMI Georgia is an abbreviation used in lieu of the full company name and is used throughout this Handbook.

To achieve a successful tenant/landlord relationship, we prepared the PMI Georgia Tenant Handbook to assist you with your tenancy. We recommend that you keep it in a convenient location so that you can refer to it easily.

You will find maintenance guidelines, rental payment instructions, general information, safety tips, vacation guidelines, emergency instructions, holiday tips, and more.

The owner of the property you have rented has retained PMI Georgia as their Property Management Company and representative to manage the property. Therefore, you need to contact PMI Georgia when you need assistance. See instructions for how to contact the PMI Georgia office below.

If you have questions or concerns on any of the information contained in this documentation, contact our office at any time. PMI Georgia is here to help you.

We wish you a successful and enjoyable tenancy in your new residence.

PMI Georgia Personnel

Property Manager

management@pmiga.com
678-782-1004 x 220

Admin Assistant - Remote

management@pmiga.com

Maintenance Coordinator

repairs@pmiga.com
678-782-1004 x 203

Maintenance Field Coordinator

repairs@pmiga.com
678-524-0269

New Property Coordinator

management@pmiga.com
678-675-3150

Communications

management@pmiga.com
678-782-1004 x 201

Broker

Donna Littleton
dlittleton@pmiga.com
678-782-1004 x202

RESIDENT COMMUNICATION

Communicating Maintenance Requests

All maintenance requests must be presented to PMI Georgia in writing through our website. Using your computer or portable device, click the Tenants tab to submit a request or go directly to our Maintenance Page.

Telephone calls during office hours

During office hours, staff is usually available to answer your call. Please state the reason for your call so that we can direct your call to the right person. If you get our voice mail system, leave a message with your name, phone number, and the property address. A staff member will return your call.

After hours calls

The voice mail system will take all messages after hours. Messages will be returned the following business day.

Emergency calls

During normal office hours, immediately state if you have an emergency. If you reach the PMI Georgia voice mail system during office hours, or after the office is closed, immediately choose the emergency option # and we will be paged.

Change of information

It is important that you notify PMI Georgia of any changes in your telephone, fax, cell numbers, or email. Email propertymgrs@pmiga.com with your new information.

Email

Email is a great way to communicate. To reach the general office, you can email us at propertymgrs@pmiga.com with your new information.

Website

The PMI Georgia website contains important information for tenants. You may submit maintenance requests from the Maintenance page of the PMI Georgia website. You may pay your rent through the Tenant Portal. You may download a copy of this Tenant Handbook as well as other forms that will be helpful to you.

PMI Georgia Office

We keep an office at 100 Glendalough Court (D-2) Tyrone, GA 30290. All meetings are handled at this location and are by appointment only. You may schedule an appointment by calling our office during normal business hours.

GENERAL OFFICE INFORMATION

PMI Georgia General Information

Address information

Mailing Address P.O. Box 628
Tyrone, GA 30290
Street address 100 Glendalough Court Suite D2
Tyrone, GA 30290

Communication

Business # 678-841-8101
FAX # 770-908-3329
Email: propertymgrs@pmiga.com
Website:www.pmiga.com

Office Hours

Monday – Friday 9:00 am -5:00 pm
Saturday Closed
Sunday Closed
Holidays Closed

Emergencies

Call 678-841-8101, choose emergency option

MOVING IN

Move-in Inspection

A move-in inspection report is included with your Lease. The purpose of the move-in inspection report is for you to document any issue at the property for which you do not wish to be held financially responsible at move-out. It is important to know that just because you listed an issue does not mean it will be fixed or replaced, but it is documented.

Utility Companies

All utilities must be transferred into your name prior to your move in date. Please make sure to call all providers, pay all deposits and provide your move in date for the initial set up. PMI Georgia will cancel the utilities after your move in date.

How to Pay Rent

Some day you will eventually move out of the property. It is important that during your residency, you care for your rental history and credit. Most likely, you will either rent again or purchase a home. In either case, you will need good rental references and a good credit report. Avoid late rent payments, care for the property, and move out properly. This will give PMI Georgia the opportunity to provide a good reference for you when you vacate the property.

Rent is Due on the First, Late on the Third

Rent is due on the first day of each month. Rent is late if received on or after the third. If we receive your rent payment after the third day of the month, you must include a late fee according to your lease. Please note that it does not matter what date the check was mailed: rent is considered paid when we receive it not when you mail it. We suggest either using our electronic payment service or mailing your check several business days early to ensure that we receive your payment on time.

PMI Georgia offers 3 ways to pay rent: By Portal, by mail or by using our drop box:

1. Payment by Portal (Preferred Payment Method)

   PMI Georgia uses a vendor, PropertyWare, to process electronic rent payments. Prior to your first use of the PropertyWare electronic payment system you must receive an email invitation from PMI Georgia which will prompt you to create a secure password. Please contact the PMI Georgia office if you have not received your email invitation or need us to re-send it. Electronic payment of rent is available by electronic check only; we do not support payment of rent by credit card.

2. Payment by Mail

   If you pay rent by Mail, you must use our P.O. Box below. Make your rent check payable to PMI Georgia, Inc. Don’t forget to clearly indicate your name and residence address on the check or money order.
   
   Attn: Rent Payment
   PMI Georgia, Inc.
   P.O. Box 628
   Tyrone, GA 30290

3. Payment by Drop Box:

   NOTE: Never Place CASH in the Drop-Box!! PMI Georgia has a secure drop box that is left of the main entry door to our office. Important: Any funds put in the box after business hours will be posted the next day, and not the date you put it in the box. The box is located at our office address: 100 Glendalough Court (D-2) Tyrone, GA 30290.
   
   

When you click the "Make a Payment" link on your Portal and log on to your account with your secure password, you will be able see all current charges for your account. You may initiate payment  on a one-time basis or you may configure automatic recurring rent payments for the duration of your lease.

Note that short payment is not accepted. For example, if your rent is $1000 and you have accrued a late fee of $100 and a dispossessory fee of $250, then your balance is $1,350. Short payments will be rejected if you attempt to make them via our electronic payment service. If short rent checks are received at our P.O. Box we will mail them back to you rather than deposit them. Please contact the PMI Georgia office if you have questions about your account.

If you attempt to send us short rent using electronic payment or if your payment is rejected for “not sufficient funds” (NSF) we will terminate your access to our electronic payment system for the duration of your lease. Once we have terminated your access to our electronic system, you must pay rent using certified funds only by mail or using our drop box.

What will happen if you do not pay the rent?

At PMI Georgia, we take our responsibilities seriously and expect our tenants to do the same. PMI Georgia’s job is to ensure that our tenants get what they pay for, namely a well-maintained property. The tenant’s job is to live in the property peacefully, care for it properly, and pay the rent when it is due.

When rent is not paid, here are the steps PMI Georgia will take:

• On the Fourth day of the month PMI Georgia sends a “Demand” by email to all tenants whose rent has not been received. A “Demand Letter” letter notifies the tenant:
  • That rent has not been received
  • A late fee has been added
  • The total amount must be received within 3 business days
  • Requests the tenant to either pay the funds owed or move out
  • That PMI Georgia has the right to file a Dispossessory Warrant at the county courthouse if rent is not received within three business days. This is the first step in the eviction process.
• Three business days later, if the rent has not been received, PMI Georgia will file the dispossessory warrant. At this point, a $250 “Dispossessory fee” is added to the rent covering the filing cost. A few days after filing, the county Marshal will visit the property and serve the Dispossessory Warrant. If the tenant is not at home the Marshal will serve the warrant by “tack and mail” (the warrant will be attached to the door and a copy placed in first class mail).
• After a dispossessory has been filed, in most cases, the tenant may become current by paying all funds due using certified funds and PMI Georgia will have the dispossessory dismissed. If PMI Georgia does not receive these funds, however, then a court date will follow and the eviction process will proceed.

PMI Georgia takes no pleasure in evicting a tenant. It is a fundamental truth, that you really do have to “pay to stay”.

CARE OF THE PROPERTY

Being a tenant in a home owned by someone else is a privilege. PMI Georgia expects all residents to treat the home as if it were their own. Any abuse or neglect to the property will result in immediate eviction proceedings.

Getting to know your residence

When you move into a property, it is helpful to know where important items are located. Take the time to know or locate the following:

• Main circuit breaker in case power goes out
• Gas shut off valve – turn off during emergencies for safety
• Check GFCI outlets if plugs or appliances in the bathroom, kitchen, patio or garage are not working.
• Electric and/or gas meters to check your utility bills
• The main water shutoff valve in case of major flooding
• Water shutoff valves below the sinks and behind toilets in case of water leaks
• HVAC filter location – Changing filters every 3 months is YOUR responsibility!
• Disposal reset button
• Emergency garage door release

If you are uncertain about any of the above items, contact the PMI Georgia office for help.

MAINTENANCE

Avoid being charged for maintenance

Your lease describes certain maintenance issues that YOU are responsible for; there is also a list below under “Tenant Maintenance Responsibilities”. If you insist on a maintenance visit for an issue you are responsible for, you will pay for the entire service call. We highly suggest working closely with our maintenance coordinator, who will trouble-shoot issues with you by email, or on the phone, in an effort to avoid unnecessary vendor visits and charges to you. These simple maintenance items are far less expensive for you to handle in accordance with your lease.

You don’t want to pay a $95 vendor visit for a $10 air filter easily found at Home Depot!

How to submit maintenance requests

All maintenance requests must be in writing. The easiest way to submit a maintenance request is to use the request form at the PMI Georgia website, www.pmiga.com. There is a link to the maintenance request form under Residents or you can visit our Maintenance page. You may also mail or FAX a maintenance request to us if you do not have internet access.

• It is your responsibility to accommodate the vendor’s schedule, not the vendor’s responsibility to accommodate your schedule. If you request an appointment with a vendor but fail to show up, you will be charged the vendor’s trip fee (minimum $95). Therefore, be certain to call the vendor as soon as possible if you are unable to keep an appointment.
• If you do not hear from a vendor or repair person within 2 business days, call the PMI Georgia office and inform us that a vendor has not contacted you.
• A PMI Georgia staff member will contact the vendor to find out the cause of the delay and then inform you when to expect the vendor to call.

Response Time

Keep in mind that you are living in a single-family home, not an apartment building. The response time you experience will be very similar to any other home owner. We hire vendors to service your needs; they are independent business people and schedule their own time. While we do insist on reasonable response time from our vendors, that should not be interpreted as “immediate”. If you report that your air conditioner has failed on the hottest day, of the year every HVAC vendor in the city will be backed up and it may take several days for a technician to get to your home. Once on site, the technician will diagnose the problem and may need to order parts. These parts may take several more days to be delivered. Our role, on your behalf, is to ensure that all maintenance is completed in a “reasonable” timeframe.

What is an emergency?

An emergency is a life-threatening or home-destroying issue such as a fire, flood, gas leak, break-in, major tree-fall on the property, etc.

• Emergencies causing immediate danger such as fire, call 911
• Emergencies involving natural gas, call the gas company and if necessary, 911
• Emergencies involving immediate electrical danger, call the utility service or 911
• After contacting one of the above, call the PMI Georgia office and report the problem.

NOTE: An emergency is NOT air conditioning, non-working dishwasher, sprinklers, insects or rodents, etc.

For emergencies such as flooding, tree damage, etc., call the PMI Georgia office number, 678-782-1004. If you get voice mail, choose option #, leave a message with your complete contact information, property address and a description of the problem, and someone will return your call as soon as possible.

Tenant alterations are prohibited

Tenants do not have the right to make alterations, modifications or improvements to the property, including painting. For example; if you wish to have the walls painted a different color submit a maintenance request. If the owner agrees, PMI Georgia will hire professional painters to paint the unit and bill you for the work. You will also be responsible to pay for the walls to be painted back to the original color when you move out. For an upgrade, such as the installation of security lights, if we can obtain the owner’s approval we will install the lights and bill you for the expense. Tenants may not improve, modify, alter, or repair the home without Landlord’s prior written permission.

Satellite Dishes

Tenants are not permitted to mount satellite dishes directly on the house. Tenant’s must get with the provider and mount the dish on a poll that is in view from the street.

Plumbing problems

The only items safe to put down the drains of the property are human waste and toilet paper. The following items are prohibited: paper towels, grease, tampons, sanitary napkins, food, condoms, paint, toys, and litter from pet waste. While Landlord is responsible to repair the plumbing systems when they break in the course of normal use, the Tenant is responsible for repairs caused by negligence. If Tenant, tenant’s children or guests put any item down the drain other than human waste and toilet paper causing a plumbing blockage, the resulting plumbing bill shall be paid by Tenant as additional rent.

Garbage disposals

Please be careful with your garbage disposal, if you have one. You will be charged the vendor fee for unblocking a garbage disposal if any of the following are found to have blocked the garbage disposal: Bones, banana peels, corn husks, pasta, cornmeal, stringy vegetables, “twister” seals, screws, nails, cigarette butts, flower clippings, toys, coins, grease, shellfish shells, celery, onion skins, potato peels, rice, meat fats, artichokes, bottle caps, rubber bands, string, popcorn kernels, egg shells, coffee grounds, glass, utensils, fruit pits, washcloths, or sponges. If you can’t chew it, don’t put it in the garbage disposal.

Tenant Maintenance Responsibilities

The property owner has a duty to maintain your residence in compliance with the Uniform Housing Code. PMI Georgia has provided you with an easy-to-use maintenance request feature on the PMI Georgia website. We want you to report maintenance items!

However, there are items that are the tenant’s responsibility and we have listed them here. Please refer to your Lease for more details on the list below:

• Replacing smoke alarm batteries
• Replacing light bulbs (including all appliance bulbs)
• Reporting non-functioning smoke alarms immediately if fresh batteries do not solve the problem
• Professional steam cleaning and spot cleaning of carpets while residing in the property
• Basic insect/rodent control
• Replacing HVAC filters every 3 months
• Landscape cleanup if a service is not provided
• Reporting lack of landscape cleanup if a service IS provided in your Lease
• Landscape watering unless restricted by local or state ordinance.
• Reporting malfunctioning irrigation systems or sprinklers, even if it is the responsibility of a home owners association
• Disposal of all garbage in the proper receptacles and using the weekly pick up service
• Disposal of animal feces on the property even if you do not have a pet
• If the residence has a fireplace, use caution and care when operating the fireplace and disposing of ashes or coals. Do not dispose of coals from the fireplace until they have cooled outside for a week.
• Check to see if damper is open before starting a fire in the fireplace.
• Disposing of toxic waste properly in accordance with local and county laws

MISCELLANEOUS

Home Owners Associations (HOA) – IF your community has one!

All tenants are to abide by the codes set forth by the HOA. If you do not have a copy of the covenants and restrictions, contact PMI Georgia. If PMI Georgia does not have access to the document, PMI will attempt to locate a contact number to obtain these documents. You may be required to visit the HOA community building in order to obtain access to the HOA documents.

The owner is obligated to pay any assessments that are associated with the property. The tenant is obligated to pay for access to any amenities and to pay for any fines that occur during his or her tenancy.

Renters Insurance

A burglary, fire or flood can be devastating. It is your responsibility to purchase Renter’s Insurance.

Neither PMI Georgia nor the owner has any responsibility for the loss of your possessions stored in the home due to theft, disaster or any other cause. If there is a burglary, fire, flood, or any other problem at the property resulting in loss of or damage to your possessions, you must bear the cost of replacement yourself if you do not have renters insurance. To avoid a loss, acquire renters insurance now.

Liability Insurance

Residents are required to obtain Liability Insurance coverage of $100,000.00. This coverage is not to be confused with renter’s insurance coverage. If you have already obtained renters insurance, your current provider may be able to supply the liability coverage as well for an additional cost. If you are unable to locate a carrier, you are welcome to join our Master Policy for $12.95 a month. If you do not provide proof of the liability coverage at the time of your move in, you will automatically be enrolled in the PMI Master Policy.

Pets

Under no circumstances are pets allowed in a home without both written permission and a pet deposit being paid. PMI Georgia’s pet deposit is $500 for the first pet and $250 for any additional pet. Important note: “No pets allowed” also refers to any relatives, friends, and loved ones that have pets and want to bring them to the home even for only a few hours. A $25.00 monthly pet fee will be charged in addition to the deposit and due each month with the rent. If a pet is found at the residence or evidence of a pet is found at your residence, the tenant will be charged a $250 fine.

All pets must be listed in the application. PMI Georgia reserves the right to turn down an application if the pet is a viscous breed. Vicious Breeds are not allowed under any circumstances. If one is found at a residence after the tenant has moved in, the tenant will be put in eviction status immediately.

WHEN IT IS TIME TO MOVE

Giving notice to vacate

Eventually, you will want to move and we want you prepared when this time comes. The lease requires tenants to give a minimum 30-day written notice as of the last day of a calendar month.

When you give notice, you will have either completed the full term of the Lease or you will be terminating early.

Before Giving Notice:

• Refer to your Lease to determine whether your termination is a non-renewal or an early termination.
• The day PMI Georgia receives the notice is the date the notice begins.
• Notice must be in writing. You may send it by email, by fax, or by U.S. postal mail.

Non-Renewal

If you complete the full term of your Lease, as part of the move-out process you must do all of the following:

1. Give a minimum 30-day notice as of the end of a calendar month.
2. Pay all rent due through the minimum 30 day notice period.
3. Move out and remove all possessions and occupants from the property by the move-out date.

Early Termination

If you choose early termination, in addition to the requirements of non-renewal above, you must also pay all fees and abide by terms mentioned in your lease. If you choose early termination, comply with all the requirements and move out of the property leaving a zero balance, PMI Georgia will give you a good tenant reference.

Default – Liquidated Damages

If you move out of the property without complying with the requirements for non-renewal or early termination, then you default on your lease. You will owe rent through the notice period (30 days as of the last day of a calendar month) plus two month’s rent in liquidating damages plus any other fees and balance owed on your move-out statement. If you do not pay this amount in full, you will be given a negative rental reference, your account will be placed with a collection agency and your credit will be marked.

Setting Up Your Move Out Inspection

In order for you to have your security deposit returned, PMI Georgia must conduct a “Move-Out” inspection. PMI does not require a tenant to be present during the move out inspection. If you would like to be present, please make sure to advise the manager at the time you provide your Notice to Vacate. To arrange this:

• If you prefer to be present at the inspection, Contact the PMI Georgia office to schedule a move-out appointment.
• PMI Georgia only performs move out appointments during weekdays, 9 am to 5 pm.
• Supply a forwarding address and telephone number for your security deposit refund.

Showings to Prospective Tenants During the Notice Period

According to the Lease, PMI Georgia may show the property to prospective tenants after either PMI Georgia or the tenant has given notice to vacate. During the notice period, PMI Georgia has the right to place a yard sign in the lawn and a lock-box on the door. The property may be shown by PMI Georgia staff or by licensed Georgia real estate agents by appointment. When a PMI Georgia staff member or a real estate agent has a prospective tenant who wants to see the property, we will give you a courtesy call prior to showing the property. If we do not get a reply to our courtesy call message, we will show the property at the time noted in the message we left.

Security Deposit Refunds in Georgia Landlord-Tenant Law

PMI Georgia complies with the Georgia landlord-tenant law in determining the amount of security deposits refunded.

• If applicable, the Security Deposit shall be returned to Tenant by Landlord within 30 days after the termination of the Lease or the surrender of Premises by Tenant.
• Landlord shall have the right to deduct from the Security Deposit: (1) the cost of repairing any damage to Premises or Property caused by the negligence, carelessness, accident or abuse of Tenant, Tenant’s household or their invitees, licensees and guests; (2) unpaid rent, utility charges or pet fees; (3) cleaning costs if Premises is left unclean; (4) the cost to remove and dispose of any personal property; and/or (5) late fees and any other unpaid fees and charges.
• Landlord shall deliver the Move-Out Statement, along with balance, if any, of the Security Deposit. The Move-Out Statement shall either be mailed to the last known address of Tenant or sent via email to the email that is on file. If the letter containing the payment is returned to Landlord undelivered and if Landlord is unable to locate Tenant after a reasonable effort, the payment shall become the property of Landlord 90 days after the date the payment was mailed.

Cleaning Guide for Tenant Move-Out

When you are ready to move, if you have questions on how to prepare your residence, please call the PMI Georgia office, and discuss your concerns with us. We want your move to be a pleasant and successful one.

Below is our Cleaning Guide for Tenant Move-Out. We provide it for your convenience. Please note that PMI Georgia staff will use this same checklist in our move-out inspection of the property together with the move-in inspection report on file to calculate damages, if any, to withhold from your security deposit.

1. All rooms

1. Remove all nails, tacks, anchors and window covering hangers.
2. Clean baseboards and corners being careful to remove all dust and cobwebs.
3. Have all Carpets Professionally Cleaned.
4. Wash off shelves in closets and remove all hangers and shelf lining.
5. Clean light fixture coverings, around light switches and door frames.
6. Clean out fireplace (if applicable).

2. Kitchen

1. Clean oven, oven walls and grills, broiler pan, and storage space.
2. Clean vent-a-hood (run through dishwasher if available).
3. Wipe kitchen cabinets and clean inside, outside, and on top. Remove all liners. Handle drawers in the same manner.
4. Clean refrigerator including walls, containers.
5. Clean sink and counter top.
6. Clean floor.
7. Clean light fixture coverings.
8. Remove all cleaning solution residue.

3. Bathroom

1. Clean all light fixtures and coverings.
2. Clean medicine cabinet and mirrors (should be free from streaks).
3. Sweep, mop, and clean all vinyl and tile flooring.
4. Thoroughly clean toilet, sink, cabinet, and tub or shower. Remove all cleaning residues.
5. Clean all wall/floor/tub/shower tile, grout and caulk with a mold and soap scum cleaning solution.
6. All soap, dishes, handles, racks, faucets and walls should be free of dirt and stains.

4. Exterior, basements, out-buildings and yard (if you are responsible for yard maintenance in your Lease)

1. Cut, rake, and remove trash and leaves from yard.
2. Sweep off all porches and decks.
3. Sweep out basement, carport, garage and any outbuildings, leaving only those items which came with the property.
4. Place all trash, garbage and debris where garbage company instructs for pickup, or remove from property. If you leave items which the garbage company will not accept, have them hauled off at your expense.

CONCLUSION

We hope that you have found the PMI Georgia Tenant Handbook useful and informative. It is our goal to prepare you for a successful tenancy and a pleasant move out when this occurs. If you have any questions on the enclosed information, Please contact the PMI Georgia office.

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