Landlord rescue
Hand it over, mid-tenancy if you need to
Taking over a self-managed or poorly-managed Richmond-area rental, including mid-tenancy: lease audit, deposit verification, condition inspection, and a rebuilt file.
This is for you if
None of these is unusual, and none of them is a reason to be embarrassed about calling. Self-management works well right up until it does not.
- Rent arrives late most months, and the conversation about it has stopped happening
- You inherited a property, or a tenancy, that you never intended to manage
- Your current manager has gone quiet, and statements arrive without invoices behind them
- You have moved out of the area and remote self-management has stopped working
- There is a lease, but nobody is certain the copy on file is the executed one
- The security deposit was never separated, or you cannot show where it is held
How a takeover runs
Lease and file audit
We read the executed lease against current Virginia law and flag terms that are unenforceable, missing, or out of date. An unenforceable lease term is worse than no term, because it invites reliance on something that will not hold.
Deposit verification
We confirm what deposit was collected, where it is held, and whether the accounting is documented. This is the single most common defect in a self-managed handover, and it is the one that produces liability.
Resident introduction
The resident hears from us in writing before anything changes: who we are, where rent goes now, and how to reach us for repairs. Handled badly, a manager change is where an otherwise fine tenancy starts to break down.
Condition inspection
We photograph and document the property as it stands today. When there is no usable move-in record, this becomes the baseline going forward, and we tell you plainly what that means for the existing deposit.
Compliance repair
Missing disclosures are issued, required notices go out correctly, and the lease is brought current at the next lawful opportunity — usually renewal, since a signed lease cannot simply be rewritten mid-term.
Normal operations
Rent moves online, maintenance moves to written intake, and your first statement follows the first full month. From that point it is ordinary full-service management.
What we will tell you honestly
A takeover does not reset a tenancy. If the existing lease has a term that cannot be enforced, we generally cannot fix it until renewal, because a signed lease binds both sides. If the deposit was never properly held, that exposure existed before we arrived and does not disappear because we are managing now.
And if a resident is already several months behind with no realistic path to catching up, the honest answer may be that the tenancy needs to end rather than be managed. We will say that plainly rather than take on the property and bill you monthly while the position gets worse.
There is no setup fee for a takeover, including from another manager. If you would rather just talk it through first, call (804) 555-0142 and describe the situation.
Get it off your desk
Tell us where the property is and what has gone wrong. We will tell you what a takeover would involve, and whether it is actually the right move.