Tenants

/Tenants
Tenants2019-03-12T12:19:03+00:00

Summit Management Group, Inc. is an Equal Opportunity / Fair Housing Corporation dedicated to finding the best tenants to occupy our homes and communities. At SMG, we treat each and every applicant equally, fairly and with respect. You are very important to us and we want to make sure you are comfortable throughout the application process and the time that you occupy our rental.

Each and every applicant will undergo a screening and background check performed by an third party vendor chosen by Summit Management Group, Inc. Our approval process is based on employment, income, previous rental history, eviction history, criminal background and credit.

All applications must be completed in full and a processing fee of $45 per applicant, paid by cashiers check or money order or credit card (if completed online), must be collected in order for your application to be processed. By making application, you agree to a complete background and credit check from Summit Management Group, Inc. and/or a third party vendor and you authorize Summit Management Group, Inc. to contact previous and current landlords, employers and references. Fully completed applications are processed within 48 hours and you will be informed of your approval or denial within 72 hours of application submission.

Although credit is one of the items looked at for approval, it is not the one and only determining factor. If you feel that you would like to apply for one of our rental properties but would like to first discuss you current or previous situation before filling out our application then we are more than willing to speak with you personally. Simply contact one of our associates and we can determine whether or not you situation would warrant an application for further analysis.

Maintenance Request

Please note that if you have an medical emergency or if you are in any type of danger, please immediately call 911. If you are experiencing a maintenance issue that needs an immediate response, please contact us directly at 678-466-7000.

All non-emergency maintenance requests are best submitted through your tenant portal by accessing your account at: summitgroup.managebuilding.com/Resident.

Once received, your request will be sent to our maintenance department and you will be contacted to set up an appointment. You should expect to hear from our vendor within 48 hours depending on the scope of the repair.

If you are unable to access your account from the above link, maintenance requests can also be submitted online via the form below.

Frequently Asked Questions

How is maintenance or repairs handled?2019-03-18T18:46:50+00:00

Tenants are required to report all maintenance issues in writing to Summit Management Group.  We also have staff available from 9:00 – 5:00 M-F and an after hours emergency line for situations such as fires or floods and are available to handle these emergency repairs at any time, 24 hours a day.  Once a maintenance issue is reported, we schedule the appropriate vendor to conduct the repair or provide an estimate if the repair amount exceeds the dollar figure of non-approval repair limits.

Who does the tenant pay and when do I receive payment?2019-03-18T18:40:30+00:00

The tenant will pay Summit Management Group.  Funds will be scheduled to fund into your account on the 10th of the month (or next business/banking day) and take 2 days to reach your account.  A second payment schedule is conducted on the 25th of the month should funds not be on hand by the 10th.

How long will it take to rent my property?2019-03-18T18:36:29+00:00

We are asked this question by every current and potential client and we will make suggestions to you as to what will be needed to bring the home to a rent ready standard and a price that should produce a tenant within 30 days.

How does Summit Management Group determine the rental rate?2019-03-18T18:34:59+00:00

Summit Management Group has years of experience in accurately determining a rental rate that will produce a quality tenant promptly.  Summit Management Group has access to and monitors recent rental rates through the internet and via GAMLS which is our multiple listing service.  After meeting you at the property to conduct a walk through, we will recommend a rental rate determined by factors such as property location, property condition, recent rentals, current competition & other market conditions.  We will make suggestions to you as to what will be needed to bring the home to a rent ready standard and a price that should produce a tenant within 30 days.  Ultimately though, the decision is yours as to what amount the property will be listed.

Is Summit Management Group insured?2019-03-18T18:34:26+00:00

Yes, we are fully insured with General Liability, Workers Compensation and Professional Liability (Errors & Omissions) Insurance

Is Summit Management Group licensed?2019-03-18T18:34:10+00:00

Yes, our brokerage, broker and all agents are licensed with the Georgia Real Estate Commission.  We do employ non licensed staff members to assist our company with various office tasks. Should you have any real estate related questions, please understand that not all staff at Summit Management Group are capable of answering your questions but will connect you with a licensed broker or agent that will be more than happy to assist you.

When will my Security Deposit be returned?2019-03-18T18:01:13+00:00

The balance of the Security Deposit to which Tenant is entitled shall be returned to Tenant by Holder within thirty (30) days after the termination of this Agreement or the surrender of Premises by Tenant, whichever occurs last; provided that Tenant meets the following requirements:

  1. the full term of the Lease has expired;
  2. Tenant has given the required written notice to vacate;
  3. the Premises is clean and free of dirt, trash and debris;
  4. all rent, additional rent, fees and charges have been paid in full;
  5. there is no damage to the Premises or the Property except for normal wear and tear or damage noted at the commencement of the Lease in the Move-In / Move-Out Inspection Form signed by Landlord and Tenant; and
  6. all keys to the Premises and to recreational or other facilities, access cards, gate openers and garage openers have been returned to Landlord or Manager.

Please note that Summit Management Group make every effort possible to return the Security Deposit to our previous Tenants as quickly as possible.  Although the Holder legally has 30 Days to return the deposit, if funds are being held by Summit Management Group, Tenants will typically receive the refund within 1 week of lease termination unless there is a dispute between Tenant & Landlord.

What can be charged from my Security Deposit?2019-03-18T17:55:24+00:00

The holder of the Security Deposit shall have the right to  deduct from the Security Deposit:

  1. the cost of repairing any damage to Premises or Property caused by Tenant, Tenant’s household or their invitees, licensees and guests, other than normal wear and tear;
  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;
  5. late fees and any other unpaid fees, costs and charges referenced in the lease agreement.
Can I use my security deposit for my last month’s rent?2019-03-18T17:52:23+00:00

No, the Tenant may not apply the security deposit toward the payment of any of Tenant’s financial obligations set forth in the lease agreement.

Is smoking allowed?2019-03-18T18:04:45+00:00

Unless specifically authorized in the lease agreement, Premises shall be a smoke free zone and smoking shall not be permitted therein. This includes electronic cigarettes and vaping. Penalties are illustrated in the lease agreement to protect our owners property from unauthorized smoking. Per the lease agreement that will be signed with the Tenant and Summit Management Group, the following terms will be illustrated:  “Tenant understands that if smoking occurs inside the Premises, the Security Deposit will be at retained by Landlord, an unauthorized smoking fee will be charged in the amount of $1,000 and Tenant will have defaulted under the terms of this lease agreement and Landlord can evict and seek from Tenant any and all costs associated with smoke mitigation from the property.

Are pets allowed?2019-03-18T17:36:22+00:00

It depends on the owner of the property and if they chose to allow pets.  Some properties may have no pet restrictions while others may be acceptable a certain type of animal and/or may have size & weight restrictions.  Before applying for a property with Summit Management Group, please confirm if there are pet restrictions. If pets are allowed, a non-refundable pet fee will be charged for allowing the pet on the premises.  This fee could range in the amounts of $250 – $1000 per pet and said pet fee does not include any additional charges should your pet damage the property or should pest treatment be required for the removal of fleas.  Be advised that if you are a tenant a bring an unauthorized pet into the premises, you will be charge a fee of $500/incident with every day the violation occurs being deemed a separate incident.

Please note that due to insurance restrictions, we do not allow pets that are listed as a vicious breed.  Some, but not all of these breeds, are as follows:

  • Pit Bull Terriers
  • Staffordshire Terriers
  • Rottweilers
  • German Shepherds
  • Presa Canarios
  • Chows Chows
  • Doberman Pinschers
  • Akitas
  • Wolf-hybrids
  • Mastiffs
  • Cane Corsos
  • Great Danes
  • Alaskan Malamutes
  • Siberian Huskies
Can I terminate my lease early or with a 30 day notice?2019-03-18T17:18:42+00:00

No. If your lease provides for a definite ending/termination date, you are obligated for the entire lease term, even if you have a good reason for leaving, such as illness or job transfer. Only termination due to certain military transfers is excused. If you leave early, and the landlord is unable to re-rent your property, he may sue you for the unpaid rent and damages, and/or file a negative credit report against you.

Can I withhold rent if the Landlord does not make repairs?2019-03-18T17:19:41+00:00

No, you are not allowed to withhold rent from the landlord without an order from the court or written permission of the landlord and you are required to submit all request for repairs in writing.

In Georgia the landlord has an obligation to keep the rented premises in good repair during the tenancy unless there are specific contractual agreements to the contrary. (O.C.G.A.  § 44‑7‑13). In a residential tenancy if the landlord allows the property to fall into such a state of disrepair that it becomes unsuitable for the tenant’s purposes, the tenant becomes “constructively evicted” and owes no further contractual obligations to the landlord.  Once the tenant notifies the landlord that repairs need to be made, the landlord must inspect the property and make arrangements for the repairs.  If the tenant gives the landlord notice of a defect and the landlord fails to repair within a reasonable time, the tenant may make the repairs and deduct the cost of those repairs from rental payments.  However, a tenant may not withhold rent merely because the landlord fails to make repairs, unless there is a constructive eviction.  If the landlord’s failure to make repairs damages the tenant’s property, the tenant may recoup the amount of those damages from the rental payments.  The tenant has a duty to use ordinary and normal care and diligence to prevent injury or damage to the property.  Included is a duty to notify the landlord of any repairs needed and to make it possible for the landlord or the landlord’s agents to have access to the property to make those repairs.

Termites & Rodents2019-03-18T14:44:41+00:00

Please immediately submit a maintenance request for any termite and/or rodent activity.  Possible signs of termites may include a winged termites swarming/flying around around windows or doorways, tiny holes in sheetrock walls, mud tunnels visible on the interior of the home, basement walls or on the exterior foundation of the home.

Ants, Spiders, Roaches, Bedbugs2019-03-18T14:44:10+00:00

Per your lease agreement (leases drafted by Summit Management Group, pre-existing leases may not apply), the tenant is responsible for the management of ants, spiders, roaches and any other insects.  Tenant shall also be responsible for the immediate treatment of any bed bugs in the Premises by a licensed Georgia pest control operator and the immediate and permanent removal from the Premises of any mattresses, bedding, clothing and other similar items that may contain bed bugs or bed bug larvae.

Gutters Full or Damaged2019-03-18T14:43:44+00:00

Please immediately submit a maintenance request for full, sagging or damaged gutters.  Failure to report gutter issues can lead to additional soffit, fascia, siding & foundation damage.

Smoke Entering the Home When Burning A Fire2019-03-18T14:42:42+00:00

You must open the flue/vent before starting fire. If smoke comes out of fireplace into the home, put the fire out immediately. Only use hard woods such as oak & walnut.  Soft wood from trees like cypress, pines, or firs burns very rapidly, creates a great deal of smoke, rapidly coats your chimney with soot and cause a coating in the flue which can cause fires.  When removing coals from fireplace, coals should be cold.  NEVER dump hot or warm coals outside or in container that is not fire/heat resistant.

Smoke Detector Not Working2019-03-18T14:39:09+00:00

Please replace the batteries.  We recommend that you change your batteries once or twice per calendar year.  An easy way to remember is to change the batteries when you change your clocks for daylight savings time.  If you replace the batteries and the smoke detector does not operate when testing or you hear a beeping/chirping sound, please submit maintenance request so the smoke detector can be replaced. For your safety, ALWAYS have a functioning smoke detector.

Toilets Gurgling / Overflowing, Tubs Backing Up with Sewage2019-03-18T14:25:48+00:00

Please submit maintenance request.  Do NOT use any water until a vendor has been out to the home to diagnose the issue.

Sinks Draining Slowly2019-03-18T14:25:16+00:00

Occasionally hair and gunk will gather in the plumbing drain lines and cause slow draining issues.  Please look online for ways to unclog or purchase an unclogging agent/chemical from your local hardware store.  If this does not rectify the issue, please submit maintenance request.

Toilet Not Flushing Properly2019-03-18T14:24:51+00:00

If you are experiencing this in one bathroom, try plunging the toilet.  If this is occurring in all toilets or if this is occurring on the toilet on the lowest floor of the home and you are living in a home with a septic tank, please submit maintenance request.  Do NOT use any water until a vendor has been out to the home to diagnose the issue.

Garbage Disposal Not Working2019-03-18T14:06:53+00:00

Please look on the bottom of the disposal for a reset button, push the button and try the switch again. If the disposal is making a humming noise and does not work after a reset, please submit maintenance request.  Please note that a garbage disposal will not dispose of everything.  Do not put bones, coffee grounds, oil/grease, pasta, nuts, fruit pits, onion peels, potato peels, egg shells, and other misc items into the garbage disposal as these items can damage the unit.  If you are unsure of what to put into the garage disposal, please look it up online.  Placement of foreign objects or items that are not supposed to be inside the unit may result in a charge to the Tenant.  Also, NEVER place your hand or fingers inside the garbage disposal.  Please be sure to run cold water into the disposal while it is in operation.

Circuit Breakers Keep Tripping2019-03-18T14:24:06+00:00

Too many appliances being used at the same time can overload a circuit and cause the breaker to trip.  Check to see how many appliances you have that are being used at the same time and remove appliances or do not use at the same time.

Electrical Outlets Not Working in Kitchen, Bath, Garage or Exterior2019-03-18T14:28:00+00:00

Please check & reset GFCI button on the outlets.  If the non-functioning outlet does not have a reset button then the outlet that services that outlet may be found on another outlet in the kitchen, bathroom, garage or exterior.  Simply push the reset button on the GFCI outlet and this will possibly revive power to the outlet. Sometimes there is more than one GFCI, so check around the house, be aware of all locations before a problem occurs.

Heat or A/C Not Working2019-03-18T14:21:39+00:00

Please check the HVAC circuit breaker.  If the breaker is tripped to the OFF position, please flip the breaker to the ON position.  If the breaker is still in the ON position, please turn the breaker to the OFF position and then back to the ON position.  Please give the unit several minutes to determine if the Heat or A/C will become operational.

Please check your HVAC filter to determine if it is dirty.  If the filter is dirty, please replace with a new & clean filter.  If the unit has ice on the outside unit or on the heat exchanger / furnace (located in the attic, basement, crawl space or furnace closet), please turn the thermostat to the OFF position and turn the fan to the ON position as this will assist in defrosting the unit.

Please check to make sure the heat exchanger / furnace switch is in the ON position.  Most heat exchanger / furnace will have a switch near the unit that usually mimics a light switch.  Occasionally this will be turned of inadvertently by a tenant who mistakes it for a light.  Turning this switch off, eliminates power from going to the unit and therefore, renders the unit powerless and inoperable.

Please check the batteries in the thermostat and change if needed.

Maintenance FAQ’s2019-03-18T13:41:27+00:00

MAINTENANCE FAQ’S

Occasionally maintenance issue in your rental home can be remedied with simple solutions. Occasionally, maintenance issues are the responsibility of the Tenant.  Before submitting a maintenance request via your online portal, please check this below for troubleshooting tips to determine if you can resolve the issue without the need to call a professional.

Heating & A/C

Heat or A/C Not Working:
Please check the HVAC circuit breaker.  If the breaker is tripped to the OFF position, please flip the breaker to the ON position.  If the breaker is still in the ON position, please turn the breaker to the OFF position and then back to the ON position.  Please give the unit several minutes to determine if the Heat or A/C will become operational.

Please check your HVAC filter to determine if it is dirty.  If the filter is dirty, please replace with a new & clean filter.  If the unit has ice on the outside unit or on the heat exchanger / furnace (located in the attic, basement, crawl space or furnace closet), please turn the thermostat to the OFF position and turn the fan to the ON position as this will assist in defrosting the unit.

Please check to make sure the heat exchanger / furnace switch is in the ON position.  Most heat exchanger / furnace will have a switch near the unit that usually mimics a light switch.  Occasionally this will be turned of inadvertently by a tenant who mistakes it for a light.  Turning this switch off, eliminates power from going to the unit and therefore, renders the unit powerless and inoperable.

Please check the batteries in the thermostat and change if needed.

Electrical

Electrical Outlets Not Working in Kitchen, Bath, Garage or Exterior:
Please check & reset GFCI button on the outlets.  If the non-functioning outlet does not have a reset button then the outlet that services that outlet may be found on another outlet in the kitchen, bathroom, garage or exterior.  Simply push the reset button on the GFCI outlet and this will possibly revive power to the outlet. Sometimes there is more than one GFCI, so check around the house, be aware of all locations before a problem occurs.

Circuit Breakers Keep Tripping:
Too many appliances being used at the same time can overload a circuit and cause the breaker to trip.  Check to see how many appliances you have that are being used at the same time and remove appliances or do not use at the same time.
Smoke Detector Not Working:
Please replace the batteries.  We recommend that you change your batteries once or twice per calendar year.  An easy way to remember is to change the batteries when you change your clocks for daylight savings time.  If you replace the batteries and the smoke detector does not operate when testing or you hear a beeping/chirping sound, please submit maintenance request so the smoke detector can be replaced. For your safety, ALWAYS have a functioning smoke detector.
Garbage Disposal Not Working:
Please look on the bottom of the disposal for a reset button, push the button and try the switch again. If the disposal is making a humming noise and does not work after a reset, please submit maintenance request.  Please note that a garbage disposal will not dispose of everything.  Do not put bones, coffee grounds, oil/grease, pasta, nuts, fruit pits, onion peels, potato peels, egg shells, and other misc items into the garbage disposal as these items can damage the unit.  If you are unsure of what to put into the garage disposal, please look it up online.  Placement of foreign objects or items that are not supposed to be inside the unit may result in a charge to the Tenant.  Also, NEVER place your hand or fingers inside the garbage disposal.  Please be sure to run cold water into the disposal while it is in operation.

Plumbing

Toilet Not Flushing Properly:
If you are experiencing this in one bathroom, try plunging the toilet.  If this is occurring in all toilets or if this is occurring on the toilet on the lowest floor of the home and you are living in a home with a septic tank, please submit maintenance request.  Do NOT use any water until a vendor has been out to the home to diagnose the issue.

Sinks Draining Slowly:
Occasionally hair and gunk will gather in the plumbing drain lines and cause slow draining issues.  Please look online for ways to unclog or purchase an unclogging agent/chemical from your local hardware store.  If this does not rectify the issue, please submit maintenance request.

Toilets Gurgling / Overflowing, Tubs Backing Up with Sewage:
Please submit maintenance request.  Do NOT use any water until a vendor has been out to the home to diagnose the issue.

Fireplace

Smoke Entering the Home When Burning A Fire:
You must open the flue/vent before starting fire. If smoke comes out of fireplace into the home, put the fire out immediately. Only use hard woods such as oak & walnut.  Soft wood from trees like cypress, pines, or firs burns very rapidly, creates a great deal of smoke, rapidly coats your chimney with soot and cause a coating in the flue which can cause fires.  When removing coals from fireplace, coals should be cold.  NEVER dump hot or warm coals outside or in container that is not fire/heat resistant.

Gutters

Gutters Full or Damaged
Please immediately submit a maintenance request for full, sagging or damaged gutters.  Failure to report gutter issues can lead to additional soffit, siding & foundation damage.

Pests

Ants, Spiders, Roaches, Bedbugs
Per your lease agreement (leases drafted by Summit Management Group, pre-existing leases may not apply), the tenant is responsible for the management of ants, spiders, roaches and any other insects.  Tenant shall also be responsible for the immediate treatment of any bed bugs in the Premises by a licensed Georgia pest control operator and the immediate and permanent removal from the Premises of any mattresses, bedding, clothing and other similar items that may contain bed bugs or bed bug larvae.

Termites & Rodents
Please immediately submit a maintenance request for any termite and/or rodent activity.  Possible signs of termites may include a winged termites swarming/flying around around windows or doorways, tiny holes in sheetrock walls, mud tunnels visible on the interior of the home, basement walls or on the exterior foundation of the home.

How To Submit a Maintenance Request

Please note that if you have an medical emergency or if you are in any type of danger, please immediately call 911. If you are experiencing a maintenance issue that needs an immediate response, please contact us directly at 678-466-7000.

All non-emergency maintenance requests are best submitted through your tenant portal.

Once received, your request will be sent to our maintenance department and you will be contacted to set up an appointment. You should expect to hear from our vendor within 48 hours depending on the scope of the repair.

***It is a requirement for a tenant to report all maintenance issues.  Failure to report maintenance issues can result in the tenant being responsible for damages***

Tenant Charges

What Maintenance Charges Can The Tenant Be Responsible For?

  • Failure to report maintenance issues that result in further damage and/or repairs.
  • Failure to meet with a vendor during the scheduled appointment time.
  • Service calls for tripped breakers, dirty HVAC filters, thermostat batteries, smoke detector batteries, repairs that do not require service, etc.
  • Plumbing line stoppage caused by placement of debris in line (grease, toys, sanitary napkins, tampons, excessive toilet paper, etc.)
  • Damage caused by a break in unless documented and a police report has been provided.

**This list is is not complete and referenced only as an example.  Tenants will also be charged for any damage to property cause by tenant and/or guests or pets***

Where are your available rental properties located?2019-05-21T13:11:58+00:00

Summit Management Group services the areas of Rockdale, Newton, Henry, Morgan, Walton, Jasper, Gwinnett and DeKalb counties. Please check our Rental Properties section of the website for rental properties that are currently available.

What are your fees for your services that you provide?2019-05-21T13:05:25+00:00

For a full list of services that Summit Management Group provides, please visit our Management Services and or our Lease Only / Landlord Services pages. If you need additional information or have an additional request for service, please contact one of our associates at 678-466-7000.

How do I make my rental payments?2019-03-18T17:17:24+00:00

Please be advised that leases drafted by Summit Management Group illustrate that rent is due on the 1st of each month.  Rent is considered late after 5:00 pm on the 3rd of the month and subject to a late fee as illustrated in your lease agreement.  Rent can be paid via your online account via ACH or Debit/Credit Card.  Rent, in the form of money order or cashier’s check, can be mailed to our office at:

Summit Management Group, Inc.
P.O. Box 2927
Covington, GA 30015

or delivered to our physical location at:

1137 Clark Street
Covington, GA  30014

Please be advised that if your lease was drafted prior to Summit Management Group then payment and late fee terms may differ from our standard policy.  Summit Management Group occasionally acquires management of properties with existing tenants and we will honor the terms of your current lease agreement.  All lease agreements will be revised at renewal to reflect the standard terms of Summit Management Group.

When is my rent due?2019-03-18T17:17:52+00:00

Please be advised that leases drafted by Summit Management Group illustrate that rent is due on the 1st of each month.  Rent is considered late after 5:00 pm on the 3rd of the month and subject to a late fee as illustrated in your lease agreement.  Please be advised that mailing your rental payment on the 3rd day of the month does not exclude you from a late fee.  If your lease was drafted prior to Summit Management Group handling management then payment and late fee terms may differ from our standard policy.  Please review your current lease agreement as those terms will be honored.

Will Summit Management Group hold a property for me?2019-03-18T17:16:24+00:00

Yes, properties can be held for approved applicants.  After being approved for a rental property, Summit Management Group will hold the property for a maximum of 14 days upon collection of a non-refundable Holding Fee of one month’s rent.  Holding Fees are due within 48 hours of tenant approval.  A Holding Fee Agreement will be drafted to illustrate the estimated date of move in (on or before date) and that a holding fee has been collected.  Holding Fees will be applied towards your first month’s rent upon signing the lease agreement and payment of your Security Deposit and Administration Fee.  All Holding Fees are non-refundable should you decided not to move into the property for any reason unless the reasoning is due to fault of the landlord.

What are the qualifications for a rental with Summit Management Group?2019-03-18T17:15:29+00:00

At Summit Management Group, we ask that all applications be completed in full. All adults, 18 years or older, will be required to complete an application.  The application fee is $45/applicant and applications will not be processed until application fees are paid.  We run complete checks on credit, employment, rental history, criminal and evictions. The basic qualifications we are looking for are as follows:

  1. Three times the income to the rental rate
  2. Credit scores of 550 or better
  3. Employment history illustrating steady work history
  4. Rental history illustrating excellent pay history and care of previously rented property
  5. Eviction/Dispossessory Search – No evictions and/or judgments
  6. Criminal History – Please advise if you have been convicted of a felony or are a registered sex offender

Please understand that we are required to present all offers to rent to our owners.  When you make application, it is considered an offer to rent.  Due to the requirement to present all offers to rent, we do accept and process multiple applications at one time and meeting all of our qualifications does not guarantee that you will be approved for the rental property.

**Applicants will be automatically denied for any misleading or false information provided.**

Please contact us at 678-466-7000 ext 102 with any questions regarding our qualification process.

What counties does Summit Management Group cover?2019-04-09T11:42:17+00:00

Summit Management Group services the areas of Rockdale, Newton, Henry, Morgan, Walton, Jasper, Gwinnett and DeKalb counties.

Summit Management Group, Inc., Property Management, Conyers, GA