Atlanta's Full-Service Multifamily Maintenance Contractor
One Call Resolves Everything
L&J Projects LLC serves property managers, regional managers, and apartment communities across Atlanta with every trade under one roof — HVAC, plumbing, electrical, roofing, turnover, and more.
One Roof
Companies Served
Response
Built for Multifamily
Maintenance Solutions Built for Atlanta Property Managers
— Not Homeowners
If you manage a single-family home, thousands of Atlanta contractors can help you. This page is not for them. L&J Projects was built specifically for the people who manage apartment communities.
Property Manager / Community Manager
Day-to-day maintenance services coordination, turnover execution, resident issue resolution, and work order management across 100–500 units.
Maintenance Supervisor / Lead Tech
Trade-specific repair support, emergency response backup, and specialized work that exceeds in-house capacity.
Regional Manager
Portfolio-level vendor relationships, CapEx project coordination, and preferred vendor qualification across multiple communities.
Asset Manager / Property Owner
Capital improvement projects, property value restoration, and large-scope exterior work with full documentation packages.
Every Trade. One Contractor.
Multifamily Maintenance Services for Atlanta Apartment Communities
Every trade a multifamily property requires — eliminating the need to source, qualify, and manage separate vendors for each discipline.
HVAC Repair, Maintenance Services & Installation for Apartment Complexes
All HVAC system types found in Atlanta apartment communities — mini splits, packaged units, air handlers, condensers, and furnaces.
24/7 emergency response for system failures
Preventive maintenance contracts
Full system installation and replacement
24-Hour Emergency Plumbing for Multifamily Properties
A burst pipe at midnight, a failed water heater before move-in — when you call our emergency line, a live technician answers and dispatch is confirmed before we hang up.
Same-day water heater replacement
Drain and sewer line repair
Leak detection and main line repair
Electrical Contractor for Atlanta Apartment Buildings — Panels, Wiring & GFCI
Licensed electricians. Every job documented with before/after photos and closed with a work order formatted for your management system.
Panel upgrades — unit and building level
GFCI and AFCI compliance
Emergency fault response 24/7
Apartment Turnover & Make-Ready Services — 5-Day Standard
Every day a unit sits vacant is rent you are not collecting. Our standard make-ready is 5 business days for a 1BR or 2BR unit, covering every trade in a single coordinated scope. Most contractors stop at cleaning and painting. We continue through HVAC, plumbing, and electrical checks — because finding problems during the turn is always cheaper than after move-in.
Deep cleaning, painting, and drywall repair
Bathtub and countertop resurfacing
HVAC, plumbing, and electrical checks on every unit
Junk removal and final punch list walk with photo documentation
Roofing Services for Multifamily Properties — Shingle, TPO & PVC
All three system types found in Atlanta apartment communities. Emergency containment to full building re-roofing with CapEx-ready proposals.
Full shingle replacement with manufacturer warranty
TPO and PVC flat roof repair and installation
Emergency leak containment 24/7
Concrete, Decking, Metal Work & Maintenance Staffing
The full scope of exterior maintenance services and specialty services that multifamily communities require — including temporary maintenance personnel when your team has a gap..
Concrete repair — sidewalks, driveways, parking
Deck and balcony reconstruction
Metal work and welding — gates, railings, stairs
Temporary maintenance staffing — same business day
The Single-Vendor Difference
Why Atlanta Property Managers Are Moving to a Single Multifamily Maintenance Contractor
The traditional model is eight vendors, eight work orders, eight invoices — and a unit that should have been ready Thursday isn’t ready until Tuesday.
What You Need
HVAC failure at 10 PM
Typical Vendor Rotation
Voicemail. Callback next morning.
L&J Projects LLC
Live technician. Dispatch confirmed on call.
Unit turn with 4 trades
Typical Vendor Rotation
4 vendors. 4 schedules. 4 invoices.
L&J Projects LLC
1 crew. 1 scope. 1 invoice. Unit ready faster.
Water damage + drywall
Typical Vendor Rotation
Plumber fixes pipe. Leaves open wall.
L&J Projects LLC
Pipe + drywall + texture + paint. Closed scope.
Vendor credentialing
Typical Vendor Rotation
Not registered. Delays your approval.
L&J Projects LLC
Compliance Depot, NetVendor, RealPage current
Work order documentation
Typical Vendor Rotation
Verbal updates. No photo record.
L&J Projects LLC
Written WO + before/after photos before leaving.
Emergency on a Sunday
Typical Vendor Rotation
«We don’t do weekends.»
L&J Projects LLC
24/7. Same response standard. Always.
Staffing gap coverage
Typical Vendor Rotation
Not in scope. Not our problem.
L&J Projects LLC
Temporary maintenance personnel available.
What Makes Us Different
Three Things That Actually Separate Us From Every Other Atlanta Contractor
Not a differentiator list. Operational specifics that show up in how the work gets done.
One Phone Number for Every Trade — No Coordination Required
Our crews handle every trade in-house — HVAC, plumbing, electrical, roofing, concrete, carpentry, metal work, turnover, junk removal, and maintenance staffing. When one of our technicians opens a wall and finds something that crosses disciplines, we handle it in the same scope. One work order closes when everything is done.
24/7 Emergency Response — Not a Voicemail, Not an Answering Service
When you call our emergency line at 2 AM, a live technician answers. We triage the situation on the call, confirm dispatch, and give you an honest ETA before hanging up. Our clients at Greystar, ZRS, and Asset Living communities have tested this at midnight and on Christmas morning. We pick up.
Compliance Depot, NetVendor & RealPage — Vendor-Credentialed on Day One
Getting a new vendor approved through your management company's compliance system can take weeks you rarely have when something needs to be fixed. We are registered and current in all three major platforms. General Liability at $1M per occurrence, Workers Comp active, COI issued within 24 hours. The first call you make is a dispatch call, not a paperwork call..
Trusted by Atlanta's Leading Apartment Management Companies
ZRS Management · Greystar · Asset Living · Elmington · First Communities · Balfour Residential · Covenant Property Services · Comunidad Partners
These are not introductory projects. These are ongoing vendor relationships built through consistent work across their Atlanta portfolios. When a property manager moves to a new community, L&J moves with her.
Social Proof
What Atlanta Property Managers Say About
L&J Projects LLC
Specific situations. Specific results. The kind of testimonials that actually tell you something.
Our community had a complete condenser failure on a 180-unit building at 9 PM on a Saturday in August. L&J had a technician on-site within two hours. By midnight the system was running. That kind of response is why they are my first call across every property I manage.
Kristy Brooks
Property Manager
We brought L&J in for turnovers after a year of averaging nine days per unit with five separate vendors. In the first month with L&J, we averaged five. My regional noticed before I even told her what changed.
Jason Mark
Regional Manager
The first thing that told me L&J was a serious operation was that their compliance documentation arrived before I even asked for it. COI with us as additional insured, W-9, Compliance Depot registration — same day as the initial conversation.
Barbara Simonds
Maintenance Supervisor
About L&J Projects LLC
Built for Multifamily, From the Inside Out
L&J Projects LLC was founded in May 2022 with a mission that was specific from day one: to be the maintenance and construction partner that Atlanta’s multifamily property managers could actually depend on.
We built this company from the inside of the industry out. We know what a turnover looks like under deadline pressure. We know what it costs when a vendor does not show up. We know how a regional manager’s inspection feels when a repair was done right versus when it was done fast.
Our greatest satisfaction is seeing property managers stop worrying — because they know L&J Projects is handling it.
Responsibility
We fulfill what we promise, big or small, every time.
Agility
24/7 response because time is always the critical factor.
Quality
Every detail, every trade, every job — no shortcuts.
Trust
Earned through professional, transparent, human service.
Our credentials work before you need us
- AAA Member — Atlanta Apartment Association
- BBB Accredited Business
- Compliance Depot — Registered & Current
- NetVendor — Registered & Current
- RealPage Vendor Credentialing — Current
- GL $1M+ per occurrence · Workers Comp Active
- COI issued within 24 hours on request
Where We Work
Serving Multifamily Properties Across the Atlanta Metro
Full metro coverage — from the high-rise communities of Buckhead to the garden-style properties of Alpharetta and Smyrna..
Atlanta
Buckhead
Midtown Atlanta
Sandy Springs
Marietta
Smyrna
Alpharetta
Dunwoody
Decatur
Norcross
Chamblee
Roswell
Kennesaw
Peachtree City
Lawrenceville
Duluth
Powder Spring
Expanding to Charlotte, NC and Nashville, TN for portfolio-level clients. Contact us to discuss multi-market arrangements.
FAQ
Frequently Asked Questions — Multifamily Maintenance Contractor in Atlanta
The questions property managers ask most before working with us for the first time.
What types of properties does L&J Projects LLC service in Atlanta?
We specialize exclusively in multifamily residential properties: apartment complexes, townhome communities, mixed-use developments, and condominium associations. Our entire operation — staffing, documentation, scheduling, and emergency protocols — is built around multifamily property management. We do not service single-family residential homes.
What maintenance trades do you cover for apartment communities?
L&J Projects LLC covers every trade a multifamily property requires: HVAC repair, maintenance, and installation; plumbing including 24/7 emergency response; electrical repair and panel upgrades; apartment turnover and make-ready services; roofing (shingle, TPO, and PVC); concrete repair; decking and exterior carpentry; metal work and welding; junk removal; and temporary maintenance staffing. Full scope, one vendor, one invoice.
Do you respond to maintenance emergencies outside of business hours?
es — genuinely. Our emergency line is answered live, 24 hours a day, 7 days a week, including weekends and holidays. A technician triages the call, confirms dispatch, and gives you an honest ETA before hanging up. We do not route after-hours calls to an answering service. Our clients at Greystar, ZRS, and Asset Living communities have verified this after hours. We pick up.
Are you registered in Compliance Depot, NetVendor, and RealPage?
Yes. We are registered and current in all three platforms. We carry General Liability insurance at $1,000,000 per occurrence with active Workers Compensation coverage. A Certificate of Insurance listing your management company and property as additional insured can be issued within 24 hours. W-9 on file. If your company uses a different credentialing platform, contact us in advance and we will complete onboarding before you need us on-site.
Do you work with Greystar, ZRS, and other large Atlanta management companies?
Yes. L&J Projects LLC has active working relationships with ZRS Management, Greystar, Asset Living, Elmington, First Communities, Balfour Residential, Covenant Property Services, and Comunidad Partners. These are ongoing vendor relationships built through consistent work across their Atlanta portfolios — not introductory projects.
Can you handle a full apartment turnover including HVAC, plumbing, and electrical?
Yes. Our full apartment turnover scope covers every trade: deep cleaning, interior painting and drywall repair, bathtub and countertop resurfacing, HVAC filter replacement and system check, plumbing fixture inspection and minor repair, electrical outlet and GFCI verification, smoke detector battery replacement, junk removal, and a final punch list walk with photo documentation. Standard turnovers are completed in 5 business days or less for typical 1BR and 2BR units. One crew, one scope, one invoice.
Do you provide temporary maintenance staffing for properties with open positions?
Yes. We provide qualified <strong>temporary maintenance personnel</strong> for properties experiencing staffing vacancies, scheduled leave, or unexpected turnover on their maintenance team. Available for emergency single-day coverage, extended leave periods, or ongoing support during a hiring search. Contact us to discuss availability for your property.
What areas of Atlanta do you serve for multifamily maintenance?
We serve the full Atlanta metropolitan area, including Buckhead, Midtown, Sandy Springs, Marietta, Smyrna, Alpharetta, Dunwoody, Decatur, Norcross, Chamblee, Roswell, Kennesaw, Peachtree City, Lawrenceville, and Duluth. For portfolio-level clients managing properties in Charlotte, NC or Nashville, TN, contact us to discuss multi-market service arrangements.
Request a Quote for Your Atlanta Community
Active emergency, a turnover deadline, a CapEx project, or simply establishing a vetted vendor before you need one — the conversation starts here. We respond within 2 business hours.