Questions property teams ask us

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.