What Does a Property Manager Do? A Complete Guide for Atlanta Landlords

The Core Responsibilities of a Property Manager

A property manager takes over the day-to-day operation of your rental so you receive the income without the workload. The responsibilities fall into six functional areas.

1. Marketing and Leasing Vacant Units

When a unit becomes vacant, a property manager handles everything required to fill it: writing the listing, pricing the rental based on current market data, syndicating to listing platforms, scheduling and conducting showings, and communicating with prospective tenants. In Metro Atlanta, pricing accuracy matters — the difference between a correctly priced unit and an overpriced one is often weeks of additional vacancy. At roughly 1/30th of monthly rent per day, vacancy is one of the most expensive costs a landlord carries.

2. Tenant Screening

Finding an interested applicant is straightforward. Finding a qualified one requires a structured screening process. A property manager runs a full screening file on every applicant: credit report with numeric score, nationwide criminal background check, eviction history search (national and Georgia-specific), employment and income verification (typically 3x monthly rent as the minimum), and written references from at least two prior landlords. Screening criteria are documented in writing and applied identically to every applicant — a requirement under federal Fair Housing law. See how our tenant placement process works at Dvor Property Management LLC.

3. Rent Collection and Financial Reporting

A property manager collects rent on a fixed schedule, tracks every payment, issues late notices when tenants miss the deadline, and deposits owner proceeds on a consistent monthly basis. Beyond collection, they produce monthly financial statements — income, expenses, maintenance costs, and owner distributions — so you have a clear picture of your property's performance without sorting through bank records yourself.

4. Maintenance Coordination

Maintenance is where most self-managing landlords burn the most time. A property manager receives all tenant maintenance requests, triages urgency, dispatches vetted and insured vendors, and confirms the work is completed correctly. For non-emergency repairs, they obtain owner approval before proceeding on anything above the agreed threshold — typically $200 to $300. For emergencies (burst pipe, no heat in winter, electrical hazard), they act immediately and notify you after the fact. No more 11pm calls.

5. Lease Management and Legal Compliance

A property manager drafts and executes leases, manages renewals, issues required legal notices (rent increase notices, lease violation notices, demand for possession), and stays current on Georgia landlord-tenant law. In Atlanta, the eviction process — called a dispossessory proceeding in Georgia — requires precise filing, specific notice timelines, and court appearances. A manager who handles this process regularly executes it correctly. One procedural error by a self-managing landlord can add weeks to an already costly eviction.

6. Property Inspections

Regular inspections protect your investment and document property condition at every transition. A professional manager conducts move-in inspections with the tenant present, periodic mid-lease inspections, and thorough move-out inspections with photo documentation. This paper trail is your primary evidence in any security deposit dispute — and the single most common gap in self-managed properties.

What a Property Manager Does NOT Do

Understanding the boundaries of the role prevents surprises. A property manager is not a general contractor — they coordinate repairs but do not perform them. They are not a real estate attorney — they manage standard legal processes but refer complex disputes to counsel. They are not an accountant — they provide financial statements but do not file your taxes. And they are not a decision-maker on major capital improvements — those decisions stay with you as the owner.

What they are is a professional operator. Every routine decision within the scope of the management agreement is theirs to handle. Everything outside that scope comes back to you for a decision.

What Does a Property Manager Cost in Atlanta?

Most Atlanta property managers charge a monthly management fee of 8% to 12% of collected rent, plus a leasing fee when placing a new tenant — typically 50% to 100% of one month's rent. For a single-family home renting at $2,200 per month with stable occupancy, total annual management cost with most reputable firms runs $2,400 to $3,200. A year with one tenant turnover adds $1,000 to $2,200 in leasing-related costs. For a full breakdown of what these fees include and how to evaluate them, see our guide to property management costs in Atlanta.

The relevant comparison is not the fee itself — it is the fee versus the cost of the mistakes a professional manager prevents: a bad tenant placement, a missed legal notice, a deferred maintenance item that becomes a $6,000 repair.

Why Atlanta Landlords Choose Dvor Property Management

Dvor Property Management LLC manages only residential properties up to 20 units — single-family homes and small multifamily buildings. Owners work directly with Natallia Serg, not a call center or rotating staff.

Every tenant is screened through a standardized process: credit report, nationwide criminal background, eviction history, income verification (3x monthly rent minimum), and prior landlord references. Screening criteria are applied identically to every applicant for Fair Housing compliance.

Dvor operates exclusively in Metro Atlanta, with direct knowledge of rental market conditions across Roswell, Alpharetta, Marietta, Sandy Springs, Smyrna, Brookhaven, Dunwoody, Kennesaw, Decatur, East Atlanta, and surrounding communities.

Management fees are published clearly — no maintenance markups, no hidden charges, no surprise invoices. Every cost is explained before a management agreement is signed.

Dvor Property Management LLC serves landlords throughout Metro Atlanta, including Roswell, Alpharetta, Marietta, Sandy Springs, Smyrna, Brookhaven, Dunwoody, Kennesaw, Decatur, East Atlanta, and surrounding communities. Contact: info@dvormanagement.com | (470) 312-0908 | dvormanagement.com