PMA FAQs

Both Atlis entities are independently licensed Florida brokerages regulated by DBPR. Atlis Property Management LLC (CQ1071712) is the property manager and leasing agent — the entity that screens applicants, handles showings, drafts and executes leases, collects rent and leasing fees, holds your reserve, coordinates maintenance, and produces your monthly statements. Atlis Realty (CQ1069932) handles marketing and MLS exposure — the entity that lists your property on the Multiple Listing Service, syndicates marketing, and coordinates with outside cooperating brokerages. Both entities are commonly owned by Broker Jean Christian Taveras and operate from the same office.

No. The leasing/placement fee is typically billed and collected by Atlis Property Management LLC — see the Fee Schedule on the back page. In rare cases where an outside cooperating brokerage is the procuring agent and pays cooperation commission through MLS to the listed brokerage of record, Atlis Realty receives that payment. Either way, you pay the same fee disclosed in the Fee Schedule — there is no additional cost to you.

Owner net proceeds are disbursed twice per month: by the 10th of the same month (captures on-time rent) and on the 25th (captures late payments received and cleared between cutoffs). Full flow: tenant pays around the 1st ® ACH clears in 1–2 business days ® Manager reconciles ® ACH initiated to Owner ® funds in Owner’s bank within 1–2 business days. Example: tenant pays March 1 ® clears March 2–3 ® Manager disburses by March 10 ® funds in your bank by March 11–12.

For coordinated repairs, renovations, or capital projects over $1,000, Manager charges 10% of the total project cost. Exclusions: standard appliance replacements (washers, dryers, stoves, refrigerators, dishwashers, microwaves) are NOT charged the fee. The fee DOES apply to water heaters, pool equipment, A/C systems, and all other repair or renovation projects over $1,000.

A balance you maintain with Manager — typically $250–$500 per unit — so Manager can pay routine repairs and expenses without delay. The reserve is your money applied to your Property’s expenses — it is not a fee. The exact amount is filled into Section 6.3 and the Fee Schedule.

The dollar amount, per occurrence, that Manager may spend on routine repairs without contacting you first — typically $300–$700. Anything above that limit requires your approval within 48 hours. The exact amount is filled into Section 7.1 and the Fee Schedule.

Atlis Realty markets through MLS and major rental platforms; average days on market is 21 days from listing to signed lease. Pricing is the largest single factor. Palm Beach County’s rental market is strongest Q1 (January–March) and can slow in late summer.

You may set lawful parameters (minimum income above the 3Å~ rent floor, no pets, etc.). You may not direct Manager or Brokerage to reject an applicant based on race, color, national origin, religion, sex, familial status, disability, or any other protected class. Rejection must always be based on objective, documented criteria.

You can review qualifications after screening is complete, but you may not personally interview applicants or make the final selection based on personal preference — this creates Fair Housing liability. The Atlis Companies make the placement decision against your pre-approved criteria. This protects you.

Florida law does not cap residential deposits. Manager typically recommends one month’s rent. For higher-risk applicants approved conditionally, a larger deposit may be recommended. Pet deposits/fees are separate.

Deductible: unpaid rent and damage beyond ordinary wear and tear. Not deductible: minor scuffs, small nail holes, faded paint, normal carpet wear. All deductions require photo evidence (move-in vs. move-out) and vendor invoices.

Per Florida Statute §83.49, Manager must return the deposit OR send a written claim within 30 days of move-out. Missing this deadline forfeits the right to deduct.

Owner may pursue the difference in small-claims court (up to $8,000 in Florida). Manager provides the documentation. Manager does not pursue collections directly but can refer you to a collection service.

See Section 9. Minimum: full-replacement-value dwelling/property insurance; $1,000,000 per occurrence general liability (higher for multifamily); flood insurance if in a FEMA SFHA; and standard Florida windstorm coverage. Adding Atlis Property Management LLC as an additional insured on your general liability policy is recommended but not required.

Atlis Property Management LLC carries $1,000,000 minimum Commercial General Liability and $1,000,000 minimum Errors & Omissions / Professional Liability. A Certificate of Insurance is available on written request.

Routine repairs up to your Maintenance Approval Limit (Section 7.1 / Fee Schedule) — typically $300–$700 — without contacting you. All repairs appear on your monthly statement.

Genuine emergencies (active water leak, no A/C in dangerous heat, sewage backup, fire/smoke, gas leak, immediate safety risk) get immediate dispatch with notification ASAP. Owner pays all emergency costs.

No. Standard appliance swaps (washer, dryer, stove, refrigerator, dishwasher, microwave) are excluded from the 10% project management fee. The fee still applies to water heaters, pool equipment, A/C systems, and other repair/renovation projects over $1,000.

(1) 3-Day Notice to Pay or Quit. (2) If unresolved, eviction Complaint filed. (3) Summons served — tenant has 5 business days to respond. (4) Default judgment or hearing. (5) Writ of Possession issued — sheriff posts, tenant has 24 hours. (6) If tenant remains, sheriff physically restores possession.

Uncontested: 30–45 days. Contested: 60–90 days or more.

Owner. Manager’s coordination fee, attorney fees ($400–$900 typical), court filings, process server, sheriff, and locksmith. Total uncontested $800–$1,500; contested significantly more.

Absolutely not. Self-help eviction is illegal in Florida under §83.67 — actual damages plus a 3-month-rent minimum penalty. Only the sheriff can remove a tenant after a court-ordered Writ of Possession.

Your dedicated Atlis Property Management manager responds to calls and emails within 4 business hours. Rentvine owner portal allows direct messaging. Emergencies: 561.473.3664 (24/7 emergency line for true emergencies).

Strongly discouraged. Owner-tenant direct contact creates confusion, undermines lease enforcement, and can create Fair Housing liability. Route everything through Manager.

Yes. See Section 12. Either party may terminate without cause with the written-notice period set in the Fee Schedule. No cancellation penalties beyond the Agreement.