Owner questions, answered plainly

Full-service management is billed as a percentage of rent actually collected, not of rent scheduled. If a resident does not pay, we do not earn a management fee that month. Leasing and renewal fees are stated separately on the pricing page so you can see the whole cost of a year rather than only the monthly line.

In most of the Richmond metro a correctly priced and well-presented home leases within two to four weeks of going live. Pricing is the dominant variable. If a listing draws inquiries but no applications, the presentation is the problem; if it draws neither, the rent is. We report showing feedback weekly so you can see which one you have.

You set a per-incident spend limit when we onboard the property. Anything below it we handle and document. Anything above it comes to you with the diagnosis, the quote, and our recommendation before work starts. The one exception is a genuine habitability emergency, where we act first to stop the damage and contact you immediately after.

One written standard, applied to every applicant in the same order: verified income measured against the rent, direct contact with prior landlords, a full credit and public-record review, and an individualised criminal-background assessment. The criteria are published and disclosed. Owners do not select among applicants, because inconsistent selection is exactly what fair-housing law prohibits.

Owner distributions go out on a fixed date each month once rent has cleared. Your statement itemises income received and every expense paid, with the invoice attached to each line, management fees shown separately, and the distribution amount. The full ledger is available in the owner portal at any time, and a year-end summary plus 1099 filing is handled for tax preparation.

Follow-up begins the morning after the grace period ends, every month, in the same order. If it escalates we serve notices that comply with the Virginia Residential Landlord and Tenant Act, document the violation trail, and pursue cure where cure is realistic, because a resident who catches up is far cheaper than a vacancy. If it proceeds, we handle the filing, coordinate with counsel, and appear in court.

Yes, and it is a large share of what we do. We review the existing lease for enforceability under current Virginia law, verify the security deposit was held and accounted for correctly, introduce ourselves to the resident in writing, run a documented condition inspection, and rebuild the file from there. Our landlord rescue page describes what that transition looks like in detail.

Our management agreement runs for twelve months and continues month to month afterward. It can be ended with thirty days written notice once any resident we placed is either moved out or transferred to you along with their deposit and full file. We do not charge an early-termination penalty, because an owner who wants to leave is a signal worth listening to rather than a fee to collect.