Owners: 404.937.1850
Prospective Tenants: 770.783.3737

Maintenance Policies and Procedures

Remember, do not call a contractor yourself! Follow procedures outlined in our Maintenance Policies (which can be found by clicking here) and, before placing a maintenance request, please read below for HVAC issues and water leaks.

1. Repairs:

It is likely that the ALH|Podland Realty & Rental Homes Property Management. property you are moving into was recently updated and renovated. It is not unusual that there will be items requiring attention in a newly renovated home. Please use the maintenance request form on our website to submit a request for repairs and maintenance. Also, as you move in, please compile a list of needed repairs the first week you are in the house so that all repairs are completed in one visit. Unless there is an emergency, all move-in repair requests will be handled as routine maintenance. If you have an emergency situation, such as the one outlined below, once you have the situation under control, please call our 24-hour Emergency Hotline at 404-919-1251.

2. Do Not Call A Contractor:

ALH|Podland Realty & Rental Homes Property Management. does not authorize you to call a contractor or have any work or maintenance done on the home you are renting besides minor maintenance and yard work. If you do hire a contractor, you will be responsible for the cost regardless of the situation. You will not be compensated in any way by ALH|Podland Realty & Rental Homes Property Management.. You must follow the maintenance procedures set forth in this document.

DO NOT CALL A CONTRACTOR DIRECTLY OR YOU WILL HAVE TO PAY FOR THE SERVICE CALL AND REPAIR. ALL MAINTENANCE REQUESTS MUST BE APPROVED BY MANAGEMENT PRIOR TO DISPATCHING MAINTENANCE PERSONNEL. There will be no deviation from this rule.

3. Emergency Maintenance:

An issue that constitutes an emergency is one that threatens life, health, or property. If an emergency situation exists, please call 9-1-1 immediately and then report to us once the situation is under control. Some examples of emergencies include fire, flood, gas leaks, lightning strikes, fallen trees, storm damage, etc. Please use the maintenance request form on our website to submit a report. These requests will be responded to within 2 to 4 hours as they are considered Major Emergencies. Once you have the situation under control, please call our 24-hour Emergency Hotline at 404-919-1251.

4. Major Maintenance:

HVAC: When your system is out, submit your maintenance request using the form on our website. We’ll have someone respond within 2-4 hours. If your are having problems with your HVAC system such as it blowing hot/cold air where the system is not functioning properly, we will respond within 24-48 hours.

If you need to place a maintenance request for the HVAC, PLEASE, first check if you have changed your filter, trip the breaker to make sure it’s working and if that DOESN’T Help, please log in to the portal and fill out the maintenance request. If our technician gets to your home and finds that the filter has not been changed, there will be a $200 charge to your account.

Plumbing Leak: If you have water leaking or pouring out, please turn off the water at the main water cut-off or at the street. Then submit the maintenance form on our website. These requests are considered Minor-Emergency and will be repaired within 24-48 hours. Please see our Plumbing Policy prior to filling our a plumbing maintenance request.

Roof Leak: If you have a roof leak during the rain, please try to catch the water in a bucket or trash can as best you can. Clean up any standing water. Remember that electricity and water cause a dangerous situation. Then submit your maintenance request using the form on our website. These requests are considered Minor-Emergency and will be repaired within 24-48 hours.

5. Routine Maintenance:

Routine maintenance includes items such as leaky faucets, appliance issues, water heating problems, electrical issues, door fit issues, broken window, garbage disposal repairs, broken fences, broken doors, broken garage door opener systems, rodent issues, or any other fit/finish issues, etc., these requests will be responded to within 2 to 4 days. With that in mind, the problem might not always be resolved within that time frame, but it will be addressed within that time frame. Submit your maintenance request using the form on our resident portal.

If there is a service call for HVAC repair and our HVAC technician informs us that the filter has not been changed, the unit has been turned off or the filter is missing, there will be a service charge of $200 per visit charged to your account. Furthermore, if water leaks are not reported to us immediately and we find out that there have been water leaks that were not reported, there will be a fee of $500 billed to the resident for mold mitigation due to resident negligence.

6. Minor Maintenance:

The Resident is required to handle all minor maintenance under $150 including replacing light bulbs, batteries in smoke detectors, changing HVAC filters every three months, unclogging drains, unclogging toilets, tightening loose screws, etc. If one of our service repair man has to come out to do the minor maintenance, resident will be charged a $200 fee. Also, please read our Plumbing Policy for further clarification of minor maintenance related to plumbing issues.

If there is a service call for HVAC repair and our HVAC technician informs us that the filter has not been changed, the unit has been turned off or the filter is missing, there will be a service charge of $200 per visit charged to your account.

Furthermore, if water leaks are not reported to us immediately and we find out that there have been water leaks that were not reported, there will be a fee of $500 billed to the resident for mold mitigation due to resident negligence.

7. Scheduling Maintenance:

We will schedule all your maintenance with our maintenance crews, service partners, and vendors. In some cases we will email you and set up a time window. In other cases, the vendor will call you directly to coordinate an appointment. We will do our best so schedule maintenance requests for emergency maintenance issues and major maintenance the next business day after receiving your online maintenance form. Routine maintenance items will be scheduled within a week of receiving the request. Always submit your maintenance request using the form on the Resident Portal.

8. Landscape:

The resident is required to maintain the landscaping by preventing excessive growth of weeds, keeping grass cut, blowing and removing branches and leaves, removing yard debris, and maintaining ground cover such as pine straw and mulch.

9. Resident Damage or Abuse:

If it is determined that the cause of the issue is due to abuse or misuse, it will be charged to the resident. If there is a service call for HVAC repair and our HVAC technician informs us that the filter has not been changed, the unit has been turned off or the filter is missing, there will be a service charge of $200 per visit charged to the resident.

Furthermore, if water leaks are not reported to us immediately and we find out that there have been water leaks that were not reported, there will be a fee of $500 billed to the resident for mold mitigation due to resident negligence.

10. You will not be compensated:

ALH|Podland Realty & Rental Homes Property Management. will not compensate a resident in any way for any inconvenience incurred by any type of damage, emergency, maintenance, or repair. ALH|Podland Realty & Rental Homes Property Management. will also not bear any responsibility for damage to tenants property as a result of flooding, fire, leaks, etc. FURTHERMORE, you will not be compensated if you call a contractor without following proper procedures and filling out a maintenance request.

11. Renters Insurance:

ALH|Podland Realty & Rental Homes Property Management. requires that all residents maintain a renter’s insurance policy throughout the term of the lease.

In the event a resident has an accident that damages the home and its contents, renter’s insurance is designed to protect the resident and ALH|Podland Realty & Rental Homes Property Management. from disputes over legal liability for the accident.

If You Are Having Issues With Your HVAC:

To prevent unnecessary discomfort to you and to reduce your charges, please follow the directions in orange. If you need to place a maintenance request for the HVAC, PLEASE, first check if you have changed your filter, trip the breaker to make sure it's working and if that DOESN'T Help, please log in to the portal and fill out the maintenance request. If our technician gets to your home and finds that the filter has not been changed, there will be a $200 charge to your account.

To remember when you have changed the filter in your HVAV unit(s) write on the filter the day your change it. This way, when you come back to it later (a few months later) you'll know when the filter was changed. Also, filters should be changed every three months for optimum operation of the HVAC. Changing the filters as required by your lease agreement, will reduce your electric costs by about 5% and put cleaner air into your house. All those benefits for about $5 every three months!

If You Are Having Issues With Water Leaks:

Please fill out a maintenance request as soon as you can. Water can create serious damage to the home and develop mold issues if not taken care of promptly. So please, don't wait. Anytime there are water problems, please take a picture and attach it with your service request. It'll help our maintenance personnel to pin-point the problem faster.

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Atlanta Property Management
"For Investors" and "By Investors"

Quality Rental Homes and Atlanta Property Management offered by ALH|Podland Realty & Renal Homes Property Management.

Corporate Office:
1084 Meadow Club Ct., Ste. B2
Suwanee, GA 30024

Atlanta Office:
1201 Peachtree St.
400 Colony Square
Suite 200
Atlanta, GA 30361

Decatur Office:
160 Clairemont Ave.
Suite 200
Decatur, GA 30030

Main Office: 404.937.2827 
Rental Inquires: 770.783.3737
Owner Inquires: 404.937.1850

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ALH|Podland Realty & Rental Homes Property Management.

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