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Key Takeaways
Virginia law matters: Property managers must follow the Virginia Residential Landlord and Tenant Act (VRLTA) and hold a valid real estate broker’s license under the Virginia Department of Professional and Occupational Regulation (DPOR). Always verify a firm’s licensing before hiring.
Transparent fees beat low prices: Expect 8–12 % monthly management fees or flat rates around $150–$300. Avoid “junk fees” such as maintenance markups, inspection, or lease renewal charges.
Local experience pays off: Managers rooted in Hampton Roads or your target market (Virginia Beach, Chesapeake, Norfolk, etc.) lease faster and maintain vendor quality.
Technology and teamwork improve service: Firms like Abrams Rent use a team-based model with online portals for owners and tenants, enabling fast communication, transparent reports, and 24/7 maintenance.
Your due diligence checklist: Verify licenses, compare contracts, interview multiple firms, and insist on communication standards before signing.
Managing a rental property is a serious business that combines law, finance, maintenance, and customer service. For Virginia landlords, especially those balancing other careers, living out of state, or scaling a portfolio, the key to steady income and peace of mind often lies in one decision: choosing the right property management company.
The right property manager protects your investment, keeps tenants satisfied, and ensures compliance with Virginia law. The wrong one can lead to late rent, prolonged vacancies, and costly legal issues.
This comprehensive guide will walk you through everything you need to know as a landlord in Virginia. From legal requirements to fee comparisons, from red flags to interview questions so you can make an informed, profitable decision.
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Virginia Legal Foundations: What Every Landlord Should Know
The Virginia Residential Landlord and Tenant Act (VRLTA)
The VRLTA governs nearly all residential rentals in the Commonwealth. It outlines the rights and obligations of landlords and tenants under Virginia Code Title 55.1, Chapter 12.
Key highlights:
Landlords must maintain properties in a habitable condition (plumbing, HVAC, structure).
Tenants must keep premises clean, report damage, and comply with lease terms.
Landlords must disclose information such as mold, defective drywall, or pending foreclosure.
Proper notice (typically 72 hours) is required for non-emergency entry.
Security deposits must be returned within 45 days of lease termination.
A full copy of the act is available through Virginia’s official Legislative Information System.
Licensing, Regulation, and Oversight
In Virginia, anyone performing real estate brokerage or management activities such as advertising, leasing, collecting rent must hold a real estate broker’s license. The governing agency is the Virginia Department of Professional and Occupational Regulation (DPOR).
Before hiring a management firm:
Search the company or broker’s name on DPOR’s license lookup tool.
Confirm the license is active and in good standing.
Check for any disciplinary actions or expired status.
Hiring a licensed company gives you financial and legal recourse in case of misconduct or trust-account issues.
Local Ordinances and Tenant-Rights Updates (2024–2025)
Beyond the VRLTA, Virginia cities and counties may have their own rules for property registration, inspections, or short-term rentals.
For example:
Virginia Beach requires certain rental inspections and zoning compliance for multi-unit homes.
Norfolk and Chesapeake have city-specific property maintenance codes.
Alexandria and Arlington impose additional registration for accessory dwelling units (ADUs).
Stay informed through your city’s housing department or the Virginia Department of Housing and Community Development (DHCD). Landlords must also give tenants a Statement of Tenant Rights and Responsibilities, available directly from DHCD.
Core Criteria for Evaluating a Property Management Company
Licensing, Insurance & Professional Safeguards
Ask every prospective company for:
Active Virginia broker license (confirm via DPOR).
Proof of Errors & Omissions insurance and general liability coverage.
Business registration or LLC certificate.
Professional memberships such as NARPM (National Association of Residential Property Managers).
Licensed and insured firms demonstrate accountability and professional discipline.
Local Market Knowledge & Track Record
A firm familiar with your exact neighborhood can:
Set rent prices that attract qualified tenants while reducing vacancy.
Leverage established relationships with reliable local vendors.
Anticipate seasonal fluctuations (e.g., strong summer rental cycles in Virginia Beach).
Always ask for recent comparable listings and average days-on-market statistics for your property type.
Tenant Screening & Selection
Tenant quality defines your cash flow. The company should provide:
Credit, criminal, and eviction background checks.
Income verification (minimum 2.5–3× rent).
Rental history and landlord references.
Transparent selection criteria and documentation.
Landlords should retain final approval rights to prevent unwanted tenancy risks.
Maintenance & Repairs
Maintenance determines long-term profitability. Ask:
Who handles repairs: an in-house team or third-party vendors?
How are emergencies managed after hours?
What’s the spending limit before owner approval (e.g., $500)?
Are vendor invoices passed through at cost or marked up?
How often are inspections performed?
Efficient managers use cloud-based tracking and photo documentation for accountability.
Rent Collection, Accounting & Owner Reporting
Professional firms like Abrams Rent use secure online portals for transparency. Expect:
Automatic rent payments and late-fee enforcement.
Monthly statements with categorized expenses.
Direct-deposit disbursements to your bank.
Year-end summaries for tax preparation.
Review a sample owner statement before signing any contract.
Evictions & Legal Compliance
Even the best tenants can default. Your manager should:
Prepare and serve proper notices under VRLTA timelines.
Coordinate filings for Unlawful Detainer actions in Virginia courts.
Represent the owner at hearings or coordinate with counsel.
Track legal fees transparently.
The right partner minimizes both cost and time lost during an eviction.
Communication & Technology
In modern management, communication is everything. Ask how quickly owners and tenants receive responses and whether you’ll have a dedicated team or single point of contact.
Top firms provide mobile apps, instant maintenance tracking, and real-time financial dashboards, making your property management nearly hands-off.
Understanding Property Management Fees in Virginia
Common Fee Models
Percentage-based: 8–12 % of monthly rent collected.
Flat fee: $150–$300 per property/month.
Leasing fee: One-time charge when a new tenant signs (often half to one month’s rent).
Renewal fee: For extending leases.
Maintenance markup: Percentage added to vendor invoices.
Typical Ranges in 2025
Across Virginia, most full-service management companies fall in the 8–12 % range.
Some charge flat rates instead, particularly in suburban areas or for small portfolios.
For example, Abrams Realty lists flat-fee property management in Virginia Beach, Norfolk, and Chesapeake starting around $145 per month, depending on property type. Abrams emphasizes clear pricing and avoids surprise charges.
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Hidden Fees to Watch For
Landlords often underestimate hidden costs. Avoid managers who charge:
Advertising or listing fees after the first cycle.
“Admin” or “inspection” surcharges.
Lease renewal fees that exceed a few hundred dollars.
Unexplained “maintenance coordination” markups.
Startup or onboarding fees not disclosed upfront.
Always ask for a 12-month sample invoice to see the true total cost.
Why Abrams Realty Stands Out in Virginia
About Abrams Realty
Founded and operated locally in Virginia Beach, Abrams Realty serves Hampton Roads, including Norfolk, Chesapeake, Portsmouth, Suffolk, Newport News, and Hampton. The company’s philosophy “service before sales” underpins everything it does.
Owners Jim and Liz Abrams lead an award-winning team of licensed professionals with deep community roots. Their strong local presence ensures landlords get hands-on service and local insight unavailable from national franchises.
Team-Based Property Management
Unlike traditional single-manager models, Abrams employs a team-based system where each property is supported by specialists:
Leasing professionals handle showings and tenant placement.
Property managers oversee maintenance and compliance.
Accounting staff ensure prompt owner disbursements.
This structure prevents burnout, improves communication, and ensures someone is always available to help.
Transparent Pricing and No “Junk Fees”
Abrams’ hallmark is transparency. The company charges flat monthly management fees with no startup, inspection, or coordination fees, a rare find in the industry. That clarity allows landlords to plan predictable expenses while benefiting from professional marketing, tenant screening, rent collection, and legal compliance.
Local Vendor Network & Maintenance Response
Abrams’ curated vendor network includes vetted electricians, HVAC technicians, and general contractors throughout Hampton Roads. This ensures:
Faster repairs.
Quality workmanship.
Competitive pricing due to long-term partnerships.
Tenants can submit maintenance requests through an online portal 24/7, which boosts satisfaction and retention.
Owner Onboarding: What to Expect
When you sign with Abrams Rent, the process is seamless:
Intake & Paperwork: Sign management agreement, provide property info, upload insurance docs.
Property Audit: Condition report with recommendations.
Marketing Launch: Listings across Zillow, Trulia, MLS, and Military.com.
Tenant Transition: For existing leases, Abrams manages transfer and communication.
Owner Portal Activation: You gain access to financials and maintenance updates immediately.
First 90 Days: The property reaches stable operations, reporting cadence, and tenant onboarding complete.
Interview Questions & Contract Essentials
Top 20 Questions to Ask
What is your broker license number and expiration date?
How many properties do you manage currently?
What is your average vacancy rate?
How do you market listings?
What is your screening criteria?
How often do you perform inspections?
How are maintenance requests handled after hours?
What is your communication policy for owners?
Do you allow landlords to veto tenants?
What accounting software or portal do you use?
How often do owners receive payments?
What are your late-rent procedures?
How do you handle evictions?
Are there markups on repairs?
What is the minimum contract term?
How much notice is required to terminate the contract?
What insurance do you carry?
Can I review sample financial reports?
What is your renewal fee?
Who is my day-to-day point of contact?
Key Contract Clauses to Watch
Termination clause: 30–60 days’ notice, no large penalty.
Maintenance limit: Written approval above a set dollar threshold.
Fee schedule: Every charge should be listed.
Liability & indemnification: Clarify who’s responsible for what.
Audit rights: Owner access to invoices and reports.
Insurance: E&O and general liability required.
Read carefully; vague language is your enemy.
Red Flags to Avoid
Unlicensed operators or unverifiable DPOR credentials.
Vague fee structure or refusal to provide sample invoices.
No digital portal or outdated communication systems.
One-person operations without redundancy or support.
Contracts with automatic renewals or high termination fees.
When in doubt, walk away. The cost of hiring the wrong manager always exceeds the fee difference.
Bottomline
Choosing the right property management company in Virginia is about more than outsourcing, it’s about partnership. The firm you select will shape your reputation as a landlord, your bottom line, and your long-term success. Start by verifying licenses, comparing fee structures, and interviewing multiple candidates. Insist on transparency, responsiveness, and local expertise.
For Hampton Roads property owners, Abrams Realty remains a trusted name offering flat-fee management, no hidden costs, and a dedicated team that treats every home as if it were their own.
