Our Property Management Process

We know how to get your property noticed by the right tenants. Our marketing strategies include high-quality photos and detailed property descriptions on popular listing sites. Our strong online marketing ensures your listing gets seen across all major platforms. We take every step possible to ensure your property rents quickly and stays occupied. 

We use a comprehensive screening process to ensure that your tenants are trustworthy and reliable. We verify employment history, credit score, and rental history to find the best fit for your property. We also check for references both personal and professional. Verification of employment and financials is important to make sure your future tenant is well qualified. 

We handle all aspects of rent and deposit collection. Future tenants submit their first month's rent and deposits directly to us via our online portal. All payments are made online via ACH and can take 1 to 3 business days. Landlords collect payments from us directly via ACH. For deposits we typically charge 1 month and anywhere from $400 to $500 for pets. Each lease is different and deposits have no preset amount, but cannot exceed more than 2 months worth of rent. Deposits are returned to the tenants only after they are fully moved out of the property and a move-out inspection report is provided. Deposit returns can take up to 45 days after the date the lease ends or as stated in the lease minus any damages that may have been determined to be caused by the tenants.

We take care of routine maintenance and repairs to keep your property in top condition. We also respond promptly to tenant requests to ensure that their needs are met.

We use a standard lease template that is written by the local jurisdiction. Our leases are clear and comprehensive. We work together with tenants and landlords to make sure all aspects of the lease are clear. If anything on the lease needs to be corrected or amended we do so accordingly prior to all parties signing. All Virginia leases are done with a standard NVAR or VAR lease contract template. Signatures are all done through DocuSign. All parties receive a secure link in order to review and digitally sign the lease and accompanying documents. Landlords sign property management agreements via DocuSign as well. 

Every month we receive payments from tenants for each property that we manage. These payments come to us via ACH and can take 1 to 3 business days for us to receive them. However, the payments come to us batches. We use a software that manages our online portal for tenants and landlords. The software sorts out all the rental payments as it comes in and calculates all the revenue for each property. If there are any expenses due to repairs, management fees, etc., then we deduct those expenses from the rental payments that go out to the landlords. We pay our landlords the week of the 25th of each month. We pay later in the month incase there are any delays in rental payments and expenses that need to be paid for the month. Our goal is to make all aspects of owning a rental property easy and streamlined so our landlord clients do not deal with any headache. We try to make the landlord experience feel like you are on autopilot. This includes dealing with expenses due to repairs and maintenance. We pay the contractors directly and we provide our landlords with copy of invoices and or paid receipts. We do not charge a maintenance surcharge or any fees for coordinating the repairs. We simply forward what the contractors charge for their services.

Over the years we have developed relationships with local professionals that give us and our landlords preferred pricing. We extend any discounts we receive to our landlords. Our contractors are all vetted, licensed, and professional. All work that is done to your property is recorded and upload the receipts to your online portal. However, if you have a preferred contractor we are more than happy to work with your chosen professional to make repairs to your property. 

Our landlords have the option to purchase a home warranty of their choice. A home warranty is a third party service provider that will cover any repairs to major systems like appliances, plumbing, electrical, and HVAC. Depending on the home warranty plan there is a repair deductible that can to be paid by either the landlord or the tenant. As your property manager we can coordinate repairs with your preferred home warranty company to help keep your maintenance costs low. 

Our comprehensive portal gives tenants and landlords access to everything they need pertaining the lease and the property. Tenants can access documents, make rental payments, and submit repair requests. Our 24/7 repair services lets our tenants submit a repair request or emergency request at any time. Requests are answered quickly and accordingly, then coordinated with a contractor to schedule the necessary repairs. The property manager is made aware of any and all repair requests. 

For landlords the online portal gives them access to any self generated and standard financial documents, receipts, inspection reports, leases, management agreements, and much more. 

Included with our services we provide each landlord a move-in, periodic, and move-out inspection for each property. Our reports are thorough with quality photos, notes, dates and times, and each report is signed by the representative that goes out the day of the inspection. All reports are uploaded to our online portal and shared with landlords and tenants. Inspection reports are beneficial for all parties. They help minimize liability and help track the integrity of the property. Tenants benefit because it provides a clear before and after condition of the property and gives the tenant an opportunity to remedy any repairs that may jeopardize the lease deposit. 

We understand that emergencies can happen at any time. That's why we have a dedicated team available 24/7 to handle any urgent issues that arise with your property.