Owner FAQs

YES! We are fully Licensed for the state of Virginia. We are a full service real estate brokerage and can help our clients in all aspects of real estate, such as buying or selling homes as well.

YES! Our office is open until 6:00 pm Monday trough Friday to accommodate our clients. Property Managers do their best to be available to our clients. After hours we monitor for maintenance emergencies and always have a property manager on call.

YES! We send rent proceeds to our property owners via direct deposit. Additionally we prodive a clear transparent statement to our owners that is accessible through their their online owner portal 24/7 from anywhere they are!

To best protect our property owners, the lease is between the tenants and property management company. This benefits our owners in many ways. First, when a lease needs to be signed, you, the owner do to need to take time out of your day to sign. We have it covered! Next, it is not uncommon for tenants to sue the landlord, when the lease agreement is with the property management company, the property management company handles everything including legal matters. Finally, our owners information, including identity is kept confidential.

YES! Abrams Realty has about 50 Real Estate Agents who help clients buy, sell and invest in real estate! We can help you find your next investment property and make it seamless where the agent and the property management staff work together get the house from purchased to rented in just days!

Rent is due on the 1st of each month. Rent is late on the 5th (accoring to VA Law) at 5:00 PM. All tenants have an online portal that allows them to pay via ACH, Debit or Credit Card. They can also make the payments scheduled and automatic. Tenants can choose bring payments to our office at any time in certified funds (money order or cashiers check). The first months rent and security deposit is always collected in certified funds to protect our property owners.

We have flexibility in lease length per our owners needs. Typically we look for tenants who will occupy the property for at least 12 months. Many of our owners perfer 2-3 year leases which we are happy to accommodate. We also have a 87% rate of renewals when renewal is offered to the tenants.

We do several inspections during the duration of the management. Regular property inspections are an integral part of our property management approach. These visits allow us to check that all is well behind the scenes and address any red flags.

Intake inspection- This is when we first bring in a property. We inspect the property as a team. 2-4 of our staff members go thought the house and inspect everything while also taking photos of all areas and appliances. We also notate all appliance, and the properties major systems model and serial numbers. For example, a refrigerator, is about 10-15 photos to cover all areas. The attention to details protects our owens from future tenant disputes and allows us to keep a throughout history of the property.

Tenant move in inspection-This take place when the tenant takes posesion of the property. The tenant completes an inspection report notating any defects they see or have concerns about so we have a history to avoid future concerns from the tenant. We review this report with the tenant and address concers as needed. This inspection is reviewed again at move out.

Lease inspections- After the tenant has resided in the property for some time we like to check on the property. This allows us td alleviate any concerns that may arise.

Lease renewal Insection- An additional inspection is preformed when a tenant renews their lease to make sure all is well before renewal.

Drive by & post storm Inspection- We additionally do inspection by driving by and after storm checks during the tenancy as well as during any vacancy or turnover.

Pre-move out inspection- Completed when notice is given (60-90 days prior to the tenants lease end). We access and use this opportunity to get ahead of any turnover needs to minimize vacancy. The property is also placed back on the market and showings will begging at this time to keep the turnover time as short as possible.

Move out inspection- This is much like the intake inspection above. A team of staff performs this throughout inspection to document the full condition and compares it to the intake inspection.

We charge one months rent for a security deposit in most instances. Virginia law allows us to hold up to two months rent should the tenants have some concerns on past credit or do not meet our minimum requirements and the property owner wants to make an exception to approve them.

Yes! Each tenant must have renters insurance. They must turn in verification as such to our office before key pick up. We verify all insurance documents and keep them on file should they be neded. Tenants must list Abrams Realty as additional interest so that we are notified if their insurance is canceled or any changes are made.

Today! We are able to take same day and next day appointments! We can move as fast as you like! We have a full staff that is ready to jump into action.

Rent Status- In the unfortunate even that the tenant has not paid rent, owners are notified immediately and kept updated through our collection process.

Inspection Repots- Shared through our owner portal.

Financial Reports- Available at anytime throughout the owner portal. We post a monthly report when rent proceeds are sent to property owners. When we process annual IRS 1099’s we send an annual report for easy accounting.

The tenant's security deposit is held according the Virgina Law in escrow by Abrams Realty. This deposit can not be utilized or returned to the tenant until the tenant has vacated the property.

We have an online portal for our tenants to request maintenance, upload photos, as well as a 24/7 helpline for tenants that can help troubleshoot simple issues and user errors, often times we are able to avoid a service visit all together. If the property does need a repair, we work with a wide network of licensed and insured contractors. They are able to evaluate the needed repairs, determine the cause make the repair.

Rest assured, we communicate with our property owners through the whole process and share the original contractor invoice attached to your monthly statement.

We manage many types of rental properties from residential to comerciall. In many instances our property owners have moved for military orders, received a promotion, purchased an upgrade or downsized homes, and they decided to keep the property as an investment, or they weren't in a position to sell at the time. We also have investor owners.

Things don’t always go as planned, While the chances of a non-paying tenant are low due to our extensive application process, unfortunately, it can happen. We work closely with our owners and tenants to find solutions to protect our owners, their property, and their bottom line. Our Eviction Rate is the lowest in the area because we understand that evictions and turnover are expensive and inconvenient. We will explore all available options before turning to the courts for an eviction.