Welcome to C&G Smith, LLC

We manage and care for every residential property as if it were our own.

Rent With Us

The Rental Property Management Company You Can Trust

C&G Smith, LLC is a reputable property management company specializing in handling the day-to-day operations of single-family rental homes in the Metro Atlanta area. Renovated and ready for occupancy, our homes for rent are well appointed with modern appliances as well as located close to public transportation for your utmost convenience. In addition, most of the properties we manage are available for purchase via rent to own plan.

Properties

Old Countryside

This is 3 bedroom and 2.5 bath home with central air and heat. This home is in the Dekalb County School District. The nearest schools are Stone Mill Elementary School, Stone Mountain Middle School and Stone Mountain High School.

2796 Deshong

This is a 2 bedroom, 1 ½ bath 2 story duplex home with central heat and air conditioning. It’s in a quiet family neighborhood. The home is served by Annistown Elementary, Shiloh Middle School and Shiloh High Schools. Parents who live in this district are particularly pleased with these schools.

2798 Deshong

This is a 2 bedroom, 1 ½ bath 2 story duplex home with central heat and air conditioning. It’s in a quiet family neighborhood. The home is served by Annistown Elementary, Shiloh Middle School and Shiloh High Schools. Parents who live in this district are particularly pleased with these schools.

Gentry

This is 3 bedroom and 2 bath home with central air and heat. This home is in the Clayton County School District. The nearest schools are Mount Zion Elementary School, Adamson Middle School and Mount Zion High School.

Pine

This 1248 square foot single family home has 3 bedrooms and 2 bathrooms. This home is in the Clayton County School District. The nearest schools are Lee Street Elementary School, Jonesboro Middle School and Jonesboro High School.

Sandpiper

This is 3 bedroom and 2 bath home with central air and heat. This home is in the Clayton County School District. The nearest schools are Kemp Elementary School, Lovejoy Middle School and Lovejoy High School.

Wellington Chase

This is 3 bedroom and 2 bath home with central air and heat. This home is in the Dekalb County School District. The nearest schools are Stoneview Elementary School, Lithonia Middle School and Lithonia High School.

Application and Qualifications

Thank you for considering renting or lease purchasing from our company. The following are qualifying guidelines for application approval.

 

How have you treated your past landlords or mortgage companies?

We look at your last two years of residency for a positive and verifiable history. Our team will ask your landlords about late payments, NSF (Non-Sufficient Funds) checks, warrants, complaints, and condition of the property when you left.

Also, we verify that you gave notice and that you did not leave with a balance due or collection account. If you leased from an apartment community, they usually require written notice from you before they will verify your history.

Have you owned a home and paid a mortgage?

The payment history will be on your credit report, and we will not have to call the lender.

Do you have a verifiable income of three or more times the monthly rent?

We will contact your employer to verify your position, income, and length of time with the company. If your employer will not verify your income over the phone, you can show two recent original pay stubs to quicken this process. You can show an original offer letter on letterhead to verify income if your recent employment is a new job. We will photocopy the documents for the application.

Are you self-employed?

Instead of pay stubs, you can provide one of the following if you are self-employed:

  • Two banking statements showing deposits and monthly balances for each month
  • A copy of a most current year’s tax return with an accountant’s signature
  • One or more 1099 tax forms showing income for contract work

Do you have other sources of verifiable income?

The following are examples of acceptable sources of income when written verification is available:

  • Social Security
  • Retirement or Pension
  • Trust Funds
  • Disability Payments
  • Substantial Savings Accounts
  • Spousal or Child Support
  • Second Jobs

Tips or cash paid income can only be counted toward the gross income with written verification from the employer.

Can we combine our income?

A married couple’s income is combined to qualify for this requirement. Adult roommates must each have an income of twice the monthly rent. If income is short of this requirement, a qualified cosigner may be used to offset income if credit and residency are acceptable.

Rental Application

How have you paid your past obligations?

Your credit report shows your payment history, the amount of debt, and the amount of credit available. We use Equifax to pull the credit reports and scores of all adults 18 years of age and over who will occupy the home.

Applicants with credit scores above 650 and meet income and residency requirements are approved most of the time. They are expected to give security deposits of one month’s rent. In contrast, applicants with weak credit scores, recent bankruptcies, collections, or slow payment histories can still be approved. But, they may be required to pay higher security deposits after the evaluation of income and residency.

Be prepared if you know you have bad credit. You may need to pay a deposit in the amount of two months’ rent or more to offset the risk to the owner. Our company can often offset a weak area by strengthening another. A larger security deposit or a qualified co-signer may offset weak credit or new employment.

  • Valid photo identification is required for the application. It can be either a state driver’s license or state photo identification card.
  • To show legality in the United States, a valid social security card, resident alien card, work visa, or passport is required.
  • All adults ages 18 and over are required to be on the application and the lease with the above identification provided.
  • Children ages 17 and under do not have to provide social security numbers on the application, but we do require the names and birth dates if they are to occupy the premises.

Below are the costs you can expect to incur at the time you submit your application.

We require an application fee of $40 per applicant that is nonrefundable and payable by personal check or money order. One application per roommate or adult over the age of 18 is needed.

When you want the property taken off the market and held for you, you may pay the required first month's rental deposit through personal check. It will not be deposited until you are approved and will be returned if the application is denied. Upon approval, the check is deposited and becomes your first month’s rent.

Security deposits and lease purchase deposits are not required until the move-in appointment. The owner must approve all pets before they reside in the unit.

You can apply by downloading an application, completing it, signing it, and fax it to us.
Call (770) 609 7368, and let us know when you have faxed it, so we can watch for it. Please include pay stubs, if possible.

Security Deposit

Depending on credit, the security deposit is usually one month’s rent, payable at move-in only with certified funds or money order. All but $300 is fully refundable.

Lease Purchase

Earnest money is not required until move-in, but certified funds are. An additional security deposit is generally not required on a lease purchase agreement.

Pet Deposit

There is a nonrefundable additional deposit required depending on the type and number of pets. The pet deposit is mostly half of one month’s rent for the first pet and $100 per additional pet but may be flexible with excellent credit.

Important Note

This provision does not imply pets are allowed. You must obtain approval from our team prior to bringing a pet into the home. In addition, the following breeds will require a double security deposit and renter’s insurance:

  • Pit Bull
  • Doberman
  • German Shepherd
  • Rottweiler
  • Chow Chow
  • Any Mix of Specified Breeds

We must be added to the policy as an additional insured, and it must remain in force for the duration of your tenancy. The policy declaration page must be produced at or before move-in to show 300K liability coverage.

If you are uncertain about your ability to qualify for a rental or lease purchase under our company, submit a trial application and let us see if we can make it work. We will do our best to find a way to approve you for a home, whatever your credit score.

There is no application fee required until after the credit report is run, you follow through, and choose to rent a property. The property is only taken off the market when you pay the application fee and rental deposit.

Rental Application

Resident Handbook

Thank you for choosing to rent a property through us. Our property management company leases and cares for homes for a wide variety of property owners. The following information will be useful to you during the time you reside in one of our properties. For additional information, please review our Tenant FAQs.

 

Keys to your property will be issued on the day before you are entitled to occupancy during our normal business hours. If the day you are entitled to occupancy falls on a Sunday or holiday, we will issue keys on the last business day before you move in. All deposits and rent due must be paid before issuance of keys.

We have made every effort to have your home in good condition for your arrival. At the time you signed your rental agreement, you were provided with a move-in inspection form. You should complete this document and return it to our office within seven days following the signing of your rental agreement.

The move-in inspection form is for your protection. You should list any preexisting damage or deficiency in the property. We will utilize this form when we conduct the move-out inspection when you vacate the property. It is, therefore, in your best interest to complete the form carefully. Should you believe it necessary, you are welcome to provide photos or other documentation.

In almost all cases, your rent will be due on the first day of each month in our office. Rent is paid based on receipt in our office, not postmarked date. For your convenience, we offer the service of debiting your bank account on the first of the month for the rent amount. This service guarantees that your rent will be paid timely, and you will not be charged a late fee due to a post-office delivery delay or a lost check.

WE DO NOT WAIVE LATE FEES. It would be an unfair practice to waive late fees just for you and not for everyone.

If your rent is received one or more days late, you will be charged the late fee as outlined in the rental agreement. Your rental agreement states that rent, late charges, and other legitimate charges will be posted to the resident account. Payments received are applied to the oldest outstanding charge first.

Payments will be applied toward the outstanding charges first and then toward the current rent charge if there is an outstanding fee on your account when your rent is due. If the payment does not cover past due charges as well as the current rent charge, your current rent will be short and will incur a late charge. To avoid late charges, be sure to pay all rent timely and any charges posted on your account.

Your rental agreement states the amount you will be charged for each returned check. Our current fee is $35 for each check returned. You will be charged this fee even if the check clears upon resubmission to the bank.

In addition, if the returned check is for payment of rent, you will be charged late fees through the date the check clears the bank on resubmission or until you provide certified funds to pay for the returned check. Depending upon the date the check is returned, you also may receive a notice of noncompliance with your rental agreement.

When you signed your rental agreement, you gave us a deposit to cover any potential damage to the property, cost of cleaning at the end of your residency, or unpaid rent. YOUR DEPOSIT MAY NOT BE USED AS YOUR LAST MONTH'S RENT.

 We want to receive the property clean and in substantially the same condition as on your move in, normal wear and tear excepted. We do require that all carpets be cleaned professionally using a truck-mounted steam cleaner. Please contact our office if you require a reference for a qualified company to do this work.

This refund policy covers any conditions not identified in the written lease that governs the rights and responsibilities of the tenant. No other written or verbal commitment exists beyond the lease and this written policy.

All refund requests must be made in writing. All refunds are made by check payable to the tenant or direct deposit into the tenant’s bank account regardless of the method of payment. With processing costs estimated to exceed the value of the check, no refunds for $1 or less will be issued unless specifically requested.

We reserve the right to modify this refund policy at our discretion or against any customer believed to abuse this policy. Any such revision or change will be binding and effective immediately after posting the revised refund policy on this website.

You agree to review this website periodically, including the current version of this refund policy. Our refund policy is made available on this website. It is your obligation to review our refund policy for any such revisions.

For the large majority of our properties, the Public Service Company (PSC) of the State provides gas and electric service. When you signed your rental agreement, you also signed a form that informed PSC of your intent to move into the property. If you are moving into a property with propane gas, please contact our office for the name of your propane provider.

Typically, the propane tank is leased from the service provider, and it is therefore not possible to change suppliers. Most propane tanks are buried, and the service provider will know the tank location.

Telephone and cable service typically takes a few days to get set up. Should you require additional lines or phone jacks, it is your responsibility to pay for any changes made.

Maintenance and repairs are the items of most concern to our residents.

It may take as long as two weeks to complete minor repairs. As property managers, we are required to get permission from the property owner prior to undertaking many repairs.

You will be billed for a service call under the following circumstances:

  • You scheduled a service call appointment and failed to be present at the scheduled time.
  • You requested service for a non-existent problem. This includes re-setting a breaker or Ground Fault Interrupter (GFI) to restore electrical power and re-setting a breaker on a garbage disposal unit.
  • The problem was caused by improper use of the provided facilities. The classic case is a child who flushes a toy or other item, which results in a clogged sewer line.

Specific Maintenance Issues

Please pay particular attention to the following maintenance item:

Washing Machine Hoses

Should a washing machine hose break on a washing machine you provided, you will be responsible for the cost of returning the property to good condition. Washing machine hoses are not designed for constant pressure. Water to the washing machine should be turned off at the wall between uses.

Submit a Maintenance Ticket

FAQ

How do I report a maintenance item?

For normal nonurgent maintenance items, please email or fax your written request. Be sure to provide us with the best possible time to reach you. If the item is urgent and it is during regular business hours, you may call our office at (770) 609-7368 to report the problem or complete our online work request form. For police or fire emergencies, dial 911 before calling us. Our office is open from Monday to Saturday, 9:00 AM to 5:00 PM

What is considered an emergency?

The following are examples of maintenance emergencies.

  • The main sewer line is backed up.
  • A pipe broke, and water is leaking into the home.
  • There was a break-in, and you have an unsecured entrance to the home.

If it is after 8:00 PM and before 7:00 AM and the call is not an emergency, please note that you could be charged for the call.

 

Can I be charged for maintenance at the property?

Yes. If the damage is caused by a resident’s negligence or that of his family, invitees, or guests, the resident will be charged for it. The classic case is the child who flushes a toy or other item, which results in a clogged sewer line. Also, you can be billed for a service call if you miss an appointment with one of our maintenance contractors.

Can I install cable or satellite TV at the property?

Yes. However, you must first obtain written permission from our team. At some units, you may be prohibited from installing a satellite dish in any location where the dish is visible from the ground or any other unit in the area. Any cost of installation is at the expense of the resident.

Can I install extra telephone lines?

Yes. However, you must also obtain written permission from us before installation. All costs of installing extra phone lines are the responsibility of the resident.

What are my rights to privacy if the landlord wants to enter the property?

If we need to enter the home, we will call you and/or give you a written notice. All maintenance appointments are scheduled with you in advance.

What are my responsibilities if my employer transfers me before the end of the lease?

Most leases are for a set period. If you are transferred, ask your employer what help they will provide if you need to break a lease. Let your property manager know what is happening as soon as possible, so we can begin marketing the property for a replacement resident. Please refer to your lease for specific details on the early termination of your residential agreement.

Can I sublease the property?

No. The lease agreement clearly states that the resident shall not sublet any portion of the property or assign the agreement without written consent from us.

Can I rent a steam cleaner and clean the carpets myself when I move out?

No. Your rental agreement provides that all carpets must be cleaned professionally using a steam process with a copy of the invoice submitted to your property manager at checkout.

Can I get a pet after move-in?

This is not usually allowed. For more information, please refer to your rental agreement or contact your property manager.

When and how should I give my notice to vacate?

It is important to refer to your lease for the specific terms in your own residential agreement. In most leases, notice to vacate must be received in our office in writing on or before the first of the month, which is one month prior to your termination date.

Examples:

  • If you wish to terminate June 15th, your notice needs to be received on or before May 1st.
  • If you wish to terminate on June 30th, your notice needs to be received by our office on or before May 1st.

What happens if my roommate moves out before the end of the lease?

If your roommate moves out, a written notice needs to be submitted to us. Remember that tenants are jointly and singularly liable to ensure that the rent is paid. You must have written permission from us to substitute a roommate. It is not our responsibility to arbitrate or mediate problems with multiple tenant situations.

What happens to the disposition of a roommate’s security deposit after moving out?

Security deposits are collected as security for the property. The remaining tenants handle reimbursements to departing roommates. No portion of the security deposit will be refunded individually.

I have always paid my rent on time. Why did I receive a 3-day notice when the rent was only 6 days late?

The rent is due on the first of the month. If the rent is not posted in our office by the fifth, we serve a three-day notice.

I am an excellent resident and take good care of the home. Can you waive my late charges?

No. We do not waive late charges. The Fair Housing Act requires that we treat all our residents equally. We cannot decide if one resident is more deserving than another of paying late charges, so we enforce late charges across the board.

MAINTENANCE REQUEST

Maintenance and repairs are generally the items of most concern to our residents. 

It may take as long as two weeks to complete minor repairs.  As property managers, we are required to get permission from the property owner prior to undertaking many repairs.

You will be billed for a service call under the following circumstances:

  • You scheduled a service call appointment and failed to be present at the scheduled time.
  • You requested service for a non-existent problem.  This includes re-setting a breaker or Ground Fault Interrupter (GFI) to restore electrical power and re-setting a breaker on a garbage disposal.
  • The problem was caused by improper use of the provided facilities.  The classic case is the child who flushes a toy or other item and which results in a clogged sewer line.

Washing machine hoses.  Should a washing machine hose break on a washing machine provided by you, you will be responsible for the cost of returning the property to good condition.  Washing machine hoses are not designed for constant pressure.  Water to the washing machine should be turned off at the wall between uses.

  • Please provide a clear and concise description of the problem in order for us to determine the quickest and cost-effective resolution.
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