Tenants

• Application process: Applications are made online via the link on the listing.  You'll need documents like photo ID, recent pay stubs, and rental history 
• Holding a unit: We hold units after receiving a completed and approved application.  This hold is contingent upon signing lease documents and paying the security deposit within 5 days of receipt.

Timeline: 

• Submitted applications are typically approved within 3-5 business days once all information is provided. 
• If the property is vacant, you can arrange for move in as few as 5 days after completion of an approved the application if the lease documents and security deposit is paid within 24-48 hours of approval. 
• Within 5 days after move in, tenant is to submit a written report to the tenant itemizing damages to the dwelling unit existing at the time of occupancy. An itemized move in report  form is provided to the tenant prior to move in. 

We conduct background checks, credit checks, eviction history, and verify employment/income for each adult applicant  

Click to view Screening and Acceptance criteria

• Application fee: Non-refundable, typically $50 per adult (all occupants 18 years and older. 
• Security deposit: Usually equal to one month's rent.
• Pet fees: We charge monthly pet rent of $50 per pet, plus a $250 per pet security deposit.  Pet fees and security deposits are to cover the additional depreciation, wear and tear and damages that can occur with pets in the home.  The security deposit is refundable base on the condition of the property at move out.   
• Other fees: There are no other fees, however since we manage only single family homes, tenants are responsible for all utilities, as well as maintenance of the lawn and landscaping.

• Renters insurance is required to protect personal belongings and provide liability coverage 
• It covers perils like fire, theft, vandalism, and liability—adding peace of mind for all parties 

• Our  leases are 12 months, with automatic 12-month lease renewal. Month-to-month options may be available post-lease, at an additional charge with proper notice required.
• Breaking a lease early may incur fees or responsibilities until a replacement tenant moves in 

• Rent is due on a the first of  each month. Payments are made online on the tenant portal. E-check or credit cards can be used. Additional fees apply to credit card payments.  
• A grace period of 5 days is permitted before late fees apply if rent isn’t paid on time.

Tenants will be provided with a tenant portal that will allow them to submit and track maintenance requests.  In an emergency, calling our office will ensure prompt attention to their concerns.

• The lease allows access for maintenance requests submitted by the tenant.  If we need access for inspections, scheduled routine maintenance or the show the property, we provide at least 24 hour notice and enter only during business hours except in an emergency.
• We do periodic property inspections, including an annual safety inspection to ensure the property is properly maintained and in accordance with the lease. 

Deposits are sent via regular mail within 45 days of move-out, minus deductions for damages beyond normal wear-and-tear

Normal fading, minor carpet wear, and minor paint scuffs are considered normal.

Subletting is generally not allowed, but lease assignments (transfer to another tenant) may be permitted with management approval

Our pet policy varies by property. If not shown on the listing, call our office for information at 804-709-1954.  All pets require prior approval.

Service animal requests must be approved. Contact our office for information. Once approved, service animals are accepted in all properties with no pet fees or deposits charged.

You are entitled to a safe, habitable residence with essential services (e.g. water, electricity). We follow all federal, state, and local landlord-tenant laws. Refer to Code of Virginia Chapter 12 Virginia Residential Landlord and Tenant Act § 55.1-1200, for more information. 

The Tenant Portal is an online tool provided for you at no cost. You will be able to:

1. Pay your rent online.
2. View your previous and upcoming payments.
3. Add your renter's insurance information (if needed).
4. Submit and track maintenance requests.

If the tenant portal is enabled for your property, you will receive an automated invitation to your email. You can also click here to watch a video on using the portal.