Built for multifamily · Metro Atlanta · Since 2022
L&J Projects: multifamily maintenance built for Atlanta property managers, not homeowners.
Ten trades under one phone number. Units back on the market in 5 days. A live person on the emergency line at 3 AM. COI on your desk within 24 hours.
- AAAMember
- BBBAccredited
- COIin 24 hours
Trusted on portfolios managed by
- ZRS Management
- Greystar
- Asset Living
- Elmington
- First Communities
- Balfour Residential
- Covenant Property Services
- Comunidad Partners
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.
The numbers your regional asks about
Built around how apartment communities actually run
- Standard unit turnover
- 5-day
- Emergency line, answered by a person
- 24/7
- General liability per occurrence
- $1M+
- Serving Atlanta since
- 2022
Who we work with
One vendor for everyone on the property team
If you manage a single-family home, thousands of Atlanta contractors can help you. L&J was built specifically for the people who manage apartment communities.
Property Manager / Community Manager
One number for every trade, so a unit turn with four trades is one call and one invoice instead of a week of coordination.
Maintenance Supervisor / Lead Tech
Backup when the board is full: emergency dispatch confirmed on the call, and temporary techs the same business day when your team has a gap.
Regional Manager
The same response standard across every community in your portfolio, with work orders documented and formatted for your management system.
Asset Manager / Property Owner
CapEx-ready proposals for roofing, concrete and structural work, and a vendor already credentialed in Compliance Depot, NetVendor and RealPage.
What we handle
Ten trades, one number, one invoice
You stop juggling vendors and we stop your work orders from aging out.
HVAC
Repair, maintenance and installation for every system type found in Atlanta apartment communities.
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Emergency Plumbing
24-hour response for water heater swaps, drain and sewer repair, and leak detection.
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Electrical
Panel upgrades, GFCI and AFCI compliance work, and emergency fault response.
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Unit Turnovers
Full make-readies on a 5-day standard, from deep cleaning through the final punch list walk.
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Roofing
Shingle, TPO and PVC roof systems, from emergency containment to full building re-roofing.
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Concrete Repair
Sidewalk, driveway and parking repairs that close out trip hazards.
Learn moreWhat makes us different
Three things that separate us from every other Atlanta contractor
01
One phone number for every trade
HVAC, plumbing, electrical, turnovers, roofing, concrete, decking, metal work, staffing and junk removal. You stop juggling vendors and your work orders stop aging out. Full scope, one vendor, one invoice.
02
24/7 emergency response, not a voicemail
The 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. After-hours calls never go to an answering service.
03
Vendor-credentialed on day one
Registered and current in Compliance Depot, NetVendor and RealPage, with $1M general liability, active workers comp and a W-9 on file. A COI naming your management company and property is issued within 24 hours. The first call you make is a dispatch call, not a paperwork call.
The single-vendor difference
What the typical vendor rotation costs you
| Scenario | Typical vendor rotation | L&J Projects |
|---|---|---|
| HVAC failure at 10 PM | "We open at 8." | Live technician answers, dispatch confirmed on the call. |
| Unit turn with 4 trades | Four vendors, four schedules, four invoices. | One crew, one scope, one invoice, 5-day standard. |
| Water damage plus drywall | Plumber today, drywall crew next week. | Same vendor handles both, back to back. |
| Vendor credentialing | Weeks of onboarding before the first work order. | Already current in Compliance Depot, NetVendor and RealPage. |
| Work order documentation | A text message, if you are lucky. | Before and after photos, closed in your management system's format. |
| Emergency on a Sunday | "We don't do weekends." | 24/7. Same response standard. Always. |
| Staffing gap coverage | Not their problem. | Temporary maintenance techs, same business day. |
Credentials
Paperwork done before you ask
Our credentials work before you need us. The first call you make is a dispatch call, not a paperwork call.
AAA Member
Atlanta Apartment Association
BBB Accredited
Better Business Bureau
Compliance Depot
Registered and current
NetVendor
Registered and current
RealPage
Vendor credentialing current
COI in 24 hours
GL $1M+ per occurrence, Workers Comp active, W-9 on file
Where we work
Full metro Atlanta 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 Springs
Expanding to Charlotte, NC and Nashville, TN for portfolio-level clients. See the full service area
FAQ
Questions property teams ask us
What types of properties does a multifamily maintenance contractor service in Atlanta?
L&J Projects specializes exclusively in multifamily residential properties: apartment complexes, townhome communities, mixed-use developments and condominium associations. Staffing, documentation, scheduling and emergency protocols are all built around multifamily property management. We do not service single-family homes.
What maintenance trades does a multifamily contractor cover for apartment communities?
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.
Is there 24/7 emergency maintenance for apartment complexes in Atlanta?
Yes. The L&J Projects 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 an honest ETA before hanging up. After-hours calls are never routed to an answering service.
Is L&J Projects registered in Compliance Depot, NetVendor and RealPage?
Yes, registered and current in all three platforms, with general liability insurance at $1,000,000 per occurrence, active workers compensation and a W-9 on file. A certificate of insurance listing your management company and property as additional insured can be issued within 24 hours. 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 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.
What is included in a full apartment turnover?
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.
How fast can a vacant apartment unit be turned?
The L&J Projects standard make-ready is 5 business days for a 1BR or 2BR unit. The turn continues through HVAC, plumbing and electrical checks, because finding problems during the turn is always cheaper than after move-in.
Do you provide temporary maintenance staffing for apartment communities with open positions?
Yes. Qualified temporary maintenance personnel for properties experiencing staffing vacancies, scheduled leave or unexpected turnover on the maintenance team, available for emergency single-day coverage, extended leave periods or ongoing support during a hiring search. Placement is available the same business day.
What areas of Atlanta does L&J Projects serve for apartment maintenance?
The full Atlanta metropolitan area, including Buckhead, Midtown, Sandy Springs, Marietta, Smyrna, Alpharetta, Dunwoody, Decatur, Norcross, Chamblee, Roswell, Kennesaw, Peachtree City, Lawrenceville, Duluth and Powder Springs. For portfolio-level clients managing properties in Charlotte, NC or Nashville, TN, contact us to discuss multi-market service arrangements.
How fast can a maintenance vendor issue a certificate of insurance?
L&J Projects issues a certificate of insurance within 24 hours of the request, listing your management company and property as additional insured. Coverage is general liability at $1,000,000 per occurrence with active workers compensation, and the W-9 is already on file, so vendor setup does not delay the first work order.
What HVAC systems do Atlanta apartment communities use?
Five system types cover almost every Atlanta apartment community: mini splits, packaged units, air handlers, condensers and furnaces. L&J Projects repairs, maintains and replaces all five, with preventive maintenance contracts for the summer peak and 24/7 emergency response when a system fails.
Shingle, TPO or PVC: which roofing do apartment buildings in Atlanta use?
All three. Pitched garden-style buildings usually carry asphalt shingle; flat and low-slope roofs on clubhouses, breezeway covers and mid-rise buildings usually carry a single-ply membrane, either TPO or PVC. L&J Projects handles full shingle replacement with manufacturer warranty, TPO and PVC repair and installation, and emergency leak containment 24/7, with CapEx-ready proposals for full building re-roofs.
What does a maintenance vendor need to be approved by a property management company?
Four things, all current: a certificate of insurance naming the management company and the property as additional insured, proof of active workers compensation, a W-9, and a registration in the company's credentialing platform (Compliance Depot, NetVendor or RealPage Vendor Credentialing are the common ones). L&J Projects keeps all four current and issues the COI within 24 hours, so the first work order is not delayed by paperwork.
What is the difference between a make-ready and a renovation?
A make-ready restores a unit to rentable condition after a move-out: cleaning, paint, drywall repair, resurfacing, safety checks and a punch list, usually in days. A renovation changes the unit: new cabinets, flooring, fixtures or layout, usually as a capital project across many units. L&J Projects runs make-readies on a 5-business-day standard for typical 1BR and 2BR units.
Who is responsible for HVAC maintenance in an apartment complex?
The owner or management company is responsible for keeping the systems working; residents are usually asked only to report problems and, in some leases, to change filters. The work itself is done by the on-site maintenance team or a vendor. L&J Projects services all five system types found in Atlanta communities, with preventive maintenance contracts and 24/7 emergency repair.
How do property managers handle after-hours maintenance emergencies?
Most communities post an emergency number that reaches either an on-call maintenance tech or a vendor's emergency line. The difference that matters is whether a technician answers and triages the call, or an answering service relays a message. The L&J Projects line is answered live by a technician 24 hours a day, including weekends and holidays, with dispatch and an ETA confirmed on the same call.
Next down unit, next leak, next punch list
Save one number. Retire five.
An active emergency, a turnover deadline, a CapEx project, or simply a vetted vendor on file before you need one. We respond within 2 business hours.