PMA FAQs

Here's the full timeline: Tenant pays rent on or around the 1st of the month. If they pay by ACH through the tenant portal, it typically takes 3–5 business days for the payment to clear and post in Rentvine. Atlis then reconciles all rents, fees, and expenses for the month — this is usually complete by the 3rd–5th of the following month. Owner ACH distributions are initiated by the 5th business day of the following month. Once Atlis initiates the ACH transfer, funds appear in your bank account within 1–3 additional business days depending on your bank. Simple example: Tenant pays March 1 → Atlis reconciles by April 4 → ACH initiated by April 7 → funds in your account by April 8–10.

For any coordinated repair or project with a total vendor cost over $1,000, Atlis charges 10% of the total project cost. This fee covers scoping the work, obtaining competitive bids, coordinating vendors, managing the job timeline, inspecting completed work, and processing invoices. Examples: • $1,500 electtrical repair → 10% = $150 → Total to Owner = $1,650 • $4,000 roof repair (3 bids obtained, coordinated over 5 days) → 10% = $400 → Total = $4,400 • $900 plumbing repair → Below $1,000 threshold → No project management fee If a project involves multi

Yes — your signed fee schedule lists all applicable fees. Common additional fees include: lease renewal fee, eviction coordination fee, maintenance project management fee (10% over $1,000), inspection fees beyond the standard included inspections, and any fees for after-hours emergencies, association filings, or file transfers. All fees are disclosed in writing — you will never see an unexplained charge on your statement.

The reserve is a balance you maintain with Atlis (typically $250–$500 per unit) that allows us to pay for routine repairs and expenses on your behalf without delay. Without a reserve, every small repair would require us to contact you for funds before scheduling a vendor — slowing response times and potentially creating habitability issues. The reserve is your money and is applied to your property's expenses. It is not a fee.

Our average days on market is 21 days from listing to signed lease. This depends heavily on the rental rate (accurate market pricing is the single biggest factor), the property's condition, and seasonal demand. Palm Beach County's rental market is strongest in Q1 (January–March) and can be slower in late summer. We will always share our market analysis with you so the pricing decision is yours — and we'll tell you honestly if the rate needs to adjust.

We apply documented, consistent screening criteria to every applicant: credit score review, criminal background, eviction history, income verification (minimum 3× monthly rent), and prior landlord references. You can set parameters (minimum income requirements, no pets, etc.) within the bounds of Fair Housing law. Important: You may not direct Atlis to reject an applicant based on race, color, national origin, religion, sex, familial status, disability, or any other protected class. Such direction is illegal and will not be followed. Rejection must always be based on objective, documented criteria.

You can ask to review the applicant's qualifications after screening is complete. However, you may not personally interview tenants or make the final selection based on personal preference — this creates Fair Housing liability. Atlis makes the placement decision based on your pre-approved screening criteria. This is actually a protection for you, not a limitation.

If you want to sell the property, the current tenant's lease must be honored through its expiration date (with limited exceptions). We will coordinate access for showings with proper notice. If you want to occupy the property yourself, Florida law generally allows a landlord to terminate a month-to-month tenancy with 15 days' notice, or to not renew a fixed lease. We can walk you through the specific process for your situation.

Florida law does not cap the security deposit amount for most residential properties (unlike some other states). Atlis typically recommends collecting the equivalent of one month's rent as a security deposit. For higher-risk applicants approved conditionally, we may recommend a larger deposit. Pet deposits or non-refundable pet fees are collected separately and are subject to the lease terms.

Deductible: unpaid rent and damage beyond normal wear and tear. NOT deductible: minor scuffs, small nail holes, faded paint, normal carpet wear. All deductions need photo evidence (move-in vs. move-out) and vendor invoices. This is why our move-in inspection is thorough.

This is one of the most critical legal deadlines in Florida landlord-tenant law. Per Florida Statute 83.49, Atlis must either return the deposit OR send a written notice of any intended claims against the deposit within 30 days of the tenant's move-out date. Missing this deadline — even by one day — forfeits your right to make any deduction, regardless of actual damage. This is why Atlis treats this deadline as an absolute priority.

If the total documented damage exceeds the security deposit amount, Owner may pursue the difference through small claims court (for amounts up to $8,000 in Florida). Atlis will provide the documented evidence needed for the claim — move-in and move-out inspection reports, photos, and vendor invoices. Atlis does not pursue collections directly but can refer you to a collection service. Note: collection on former tenant judgments can be difficult and is not guaranteed.

The tenant is legally responsible for damages they cause. However, the Owner bears the financial risk if the tenant cannot pay or cannot be located. This is why thorough tenant screening — including credit and income verification — is so important. It is also why Atlis strongly recommends that Owners maintain adequate landlord liability and property insurance that covers tenant-caused losses.

Atlis can authorize routine repairs up to your pre-approved maintenance limit (set in the fee schedule, typically $500–$700) without contacting you first. This allows us to fix a dripping faucet, replace a failing garbage disposal, or handle a minor plumbing issue quickly — keeping tenants satisfied and preventing small problems from becoming larger ones. You will see all repairs on your monthly statement with full detail.

A genuine emergency includes: active water leaks or flooding, no A/C when outdoor temperatures are dangerously high (common in South Florida summers), sewage backup, no power, fire or smoke, gas leaks, or any condition posing an immediate safety risk to the tenant. In these cases, Atlis will dispatch a vendor immediately and notify you as soon as possible. Emergency repairs are always the Owner's financial responsibility, regardless of cost or timing.

Yes — for non-emergency repairs above your pre-approved limit, Atlis will contact you with a description, a vendor quote, and a recommendation. We ask that you respond within 48 hours. If you do not respond and the item is creating a habitability issue, Florida law (§83.51) requires landlords to maintain the property — Atlis may need to proceed to protect both the tenant and your legal compliance.

Atlis manages the eviction process on your behalf in coordination with a qualified Florida eviction attorney (at your expense). Here's the step-by-step process: 1. 3-Day Notice to Pay or Quit: Served to the tenant when rent is unpaid. The tenant has 3 business days (excluding weekends and legal holidays) to pay in full or vacate. The notice must state the exact rent amount owed and be delivered per Florida Statute 83.56. 2. Eviction Filing: If the tenant does not pay or vacate after the notice expires, Atlis refers the file to an eviction attorney who files a Complaint for Eviction with the county court. 3. Summons & Service: The court issues a summons served on the tenant. The tenant has 5 business days to respond. 4. Default or Hearing: If the tenant does not respond, the court enters a default judgment. If the tenant responds, a hearing is scheduled. 5. Writ of Possession: After judgment in Owner's favor, the court issues a Writ of Possession. The sheriff posts the Writ and the tenant has 24 hours to vacate. 6. Possession: If the tenant does not leave, the sheriff returns to remove them and restore possession to the Owner.

A straightforward eviction with no tenant response typically takes 30–45 days from the date the 3-Day Notice is served to the date the sheriff restores possession. If the tenant contests the eviction (files a response with the court), the timeline extends to 60–90 days or more depending on court scheduling and the nature of the defense. Factors that can delay eviction: tenant files an emergency motion, tenant raises a habitability defense (claiming landlord failed to maintain the property — this is why Atlis prioritizes maintenance), court backlogs, or improper notice procedures that require restarting the process. This is why the 3-Day Notice must be legally perfect before it is served.

All eviction costs are the Owner's responsibility, including: Atlis's eviction coordination fee, attorney fees, court filing fees, process server fees, sheriff fees, and locksmith fees if applicable. Attorney fees in a straightforward eviction typically range from $400–$900 depending on complexity. Total costs including all government fees are generally $800–$1,500 for an uncontested eviction. Contested evictions cost significantly more.

Absolutely not. Self-help eviction — including changing locks, removing the tenant's belongings, shutting off utilities, or physically removing a tenant — is illegal in Florida under §83.67. It exposes you to significant civil liability (the tenant can sue for actual damages plus a minimum of 3 months' rent in penalties). Only the sheriff can physically remove a tenant after a court-ordered Writ of Possession.

Your dedicated Atlis property manager responds to all calls and emails within 4 business hours. For routine matters, email is preferred so there is a written record. Your owner portal (Rentvine) also allows direct messaging. For emergencies, call our main line at 561.473.3664 — we have an after-hours emergency line for true property emergencies.

We strongly discourage direct contact with tenants while Atlis is managing your property. Direct owner-to-tenant communication creates confusion, can undermine our ability to enforce the lease, and can create Fair Housing liability if communications are misinterpreted. If you have something to communicate to the tenant, please go through Atlis. We handle it professionally and document everything.

You have 24/7 access to your owner portal at https://atlispropertymanagementllc.rentvine.com/portals/owner/. Your portal shows real-time maintenance work orders, monthly financial statements, lease documents, inspection reports, and any notices sent. You also receive a monthly email update from your property manager summarizing activity for the month. You will never have to wonder what's happening — we believe in radical transparency.

Tell us immediately. The fastest way to resolve a service concern is a direct conversation with your property manager. If that doesn't resolve it, escalate to our Operations Manager or directly to Jean Taveras ([Jean@atlispm.com](mailto:Jean@atlispm.com)). We take every concern seriously and will respond with a plan within 24 hours. Our goal is not just to manage your property — it's to be a partner you trust for the long term.

Yes. The termination provisions are in Section 13 of the Agreement. Either party may terminate without cause by giving the required written notice (typically 30–60 days). There are no cancellation penalties beyond what's in your signed agreement. We want owners who want to be with us — we don't hold anyone captive.