homes for rent: Beautiful * Well-Maintained Home for Lease * Lake Monticello, VA - 01/22/16 10:53 PM
Rental Home - Lake Monticello, VA Single family rental,

homes for rent: Nobody Likes Being Called a LIAR! Part Deux - 01/15/15 06:42 PM
During January and February, I take the time "refine" my resident handbook that accompanies my leases, my written material * cleaning instructions * as well as my move-in procedure.
My PRIOR move-in procedure including new front door mat (old one to the deck, back entry or garage), water bottles in the refrigerator, new toilet paper rolls on holders, air scent canisters on refrigerator and in the master bedroom closet and NEW clear shower curtain liners and rings on shower rods...these I usually put up while prepping the property for showing as I have a supply in my car and want the fold-lines to … (11 comments)

homes for rent: It's WAAAAY Too Early in the Rental Season to Get THIS Frustrated! - 01/12/15 05:27 AM
I already have a vew rental homes posted on my web site for occupancy this summer where I know that the residents will be leaving....and ALREADY rental prospects are getting frustrated with the VERY SLIM choices they have.
While I will certainly have more rental homes available after I send out my February rental increases, that will place my increase in inventory directly in line with the new "matches" to the UVa Medical School who need to secure their rental housing for move-in the last week of June.
So when rental prospects who really want a house are not … (2 comments)

homes for rent: Tenants Leave The Darndest Things....Thank You Very Much! - 01/11/15 04:00 AM
I am about to start tenant move-out season and am looking forward to the items that tenants will leave me.
In the past, I have gotten whole dryers full of towels * wonder if that is the only time they have been cleaned * as well as yard equipment, potted plants and yard ornaments.  
I also get a whole plethora of cleaning supplies - for general cleaning, clothes and dishes.  I am actually looking forward to getting some dish washing soap because my sister gave me an EVOO dispenser for my liquid dish washing soap for my new kitchen.

homes for rent: NOBODY Likes Being Called a LIAR! Especially Us MAVENS - 01/07/15 04:50 AM
Nobody likes being called a when tenants of mine * who I served a 5-Day Pay Rent in Full or Quit notice yesterday * e-mailed me....
Hello Wallace,   I am quite sure that the latest date postmarked for the rent that has been sent to you has been the 5th of the month.  I always have the post office postmark it in my presence just to avoid any misunderstandings.  If you can demonstrate that I'm in error, we'll pay the $300 penalty without another word.     Respectfully yours, because my MAVEN wisdom … (30 comments)

homes for rent: Mr. Property Owner...NO....This is NO LONGER Your Property! - 01/05/15 12:03 AM
When property owners become rental property owners, they often forget that the property is NO LONGER THEIRS'.
YES....they can pay the mortgage, insurance, property taxes, maintenance and repair costs....and
YES....they can receive beneficial tax deductions against their income....and
YES....they may get some appreciation if they sell it in the future....and
YES....they may get some equity by having their mortgage payments subsidized by rental income; however,
THEY CAN NOT make appointments any time they want and expect their residents to stay home to 1) show their homes to real estate agents to get THREE CMAs; nor do … (23 comments)

homes for rent: Sorry....THAT Does Not Happen in MY WORLD! - 01/03/15 09:27 PM
Finding out when rental prospects are moving is one of the first questions I ask in my PRE-screening routine.
Prospects coming from a "migration site" like Zillow, Move/Realtor, Trulia (sorry ActiveRain) do not see when a rental property is available so they often go through the FRUSTRATING process of filing out an inquiry form thinking that someone will call them.

NOT IN MY WORLD!  I don't know where they are,  what time zone and if I call them and they don't answer we are in phone tag and they can then call me back AT ANY TIME with the … (3 comments)

homes for rent: Which Comes FIRST? The New JOB or the New RENTAL HOME? - 08/26/14 09:34 PM
Our area has very low unemployment so when job openings do occur, most employers have to outreach to other areas for new-hires.
This often means that would-be new-hires are coming to our area for job interviews several times and looking for suitable rental housing at the same time.  I don’t mind discussing renting options via e-mail or phone, however, actually showing rental property is entirely different from showing homes for rent.

FIRST * the rental property, in a hot rental market, may well be rented by the time the prospect/new-hire will be moving;
SECOND * since I don’t … (21 comments)

homes for rent: 'Tis the $eason to Return Tenants' $ecurity Deposits..Do it like a PRO - 08/22/14 11:47 PM
‘Tis the season to return security deposits and while many DIY landlords cringe at the thought of their departing residents not agreeing with their depo$it return, professional property managers have “tips” for doing it RIGHT.
NUMBER 1:  Whether your business is an LLC or a corporation, name your attorney as the “registered agent” with your state corporation department. When looking for the proper person to serve court documents on, state web sites are the first stop.  If the registered agent is an attorney it tells the plaintiff/tenant 2 things...1) since the registered agent is an attorney, their suit probably won’t go … (22 comments)

homes for rent: Want a Home With NO PRIOR PET in Residence? GO BUY NEW CONSTRUCTION - 07/22/14 10:19 PM
Life continues to be a challenge for many passive-aggressive rental prospects new to the area's rental market.
A rental prospect contacted me this AM with questions that were easily answered on the property listings on my web site AND wanted my assurances that there had been no CATS at the properties. EVER? I wondered.

Unless she is going to find a new INVESTOR OWNED property that has never been lived in/had pets in and is willing live with the "out gassing" of the new carpet, I could never advise anyone that there had been NO CAT … (11 comments)

homes for rent: YES! Schools are IMPORTANT.....Even When Selecting a Rental Home - 07/21/14 08:50 PM
YES! Schools are IMPORTANT!
Although they rarely mention SCHOOLS in the "reality" real estate shows, the REALITY is that they are really important.
In our area, a new townhouse project started about 5 years ago was going to feed elementary and middle school children to a highly ranked county school compound because another, larger rental housing complex was going to be built that would feed into a NEWER elementary school in a more sparcely populated area of the county.

When the second project did not materialize, the NEW residents to the first complex found that children had to go … (8 comments)

homes for rent: I KNOW Because I am SMARTER than Zillow! - 07/21/14 05:44 AM
Rental prospects who have become familar with Zillow are now advising me that the rental rates on my homes for lease are TOO HIGH (NEVER that they are too low).
Although they should know that these Zestimates are rarely indicative of the actual RENTAL value of the property, they want to use it as an argument for me lowering the rent.

Unfortunately, Zillow does not have one thing that I have - I KNOW what the property is worth on the rental market * this time of the rental season to the # of rental prospects in the prospect … (11 comments)

homes for rent: A Piece of JFK History * Atoka, the ONLY Home that the Kennedys Built - 07/13/14 12:02 AM
While reading Mary B. Gallagher's book about her being Jacqueline Kennedy's private secretary, I learned something that I had know known before...that JFK and JBK built a home together in VA during his 3 short years as president.
While they owned a home in the Kennedy compound in MA and they where the owners of Hickory Hill in VA before Bobby and Ethel Kennedy bought it, they also bought 38 acres on Rattlesnake Mountain in NoVA and built a home called Atoka which is the name of a nearby community.
ATOKA * pictured in November 2013


homes for rent: Want to do Rental Leasing....UN-learn What You Know about Writing Ads! - 07/04/14 12:03 AM
I have local property management friends who are taking on UNsold listing for property management as the homeowners leave the area.
They think nothing of taking the MLS property description and using it in their web advertising for the property FOR RENT.
In my experience, I have never had a rental prospect ask if the home had trey ceilings, chair railings, 9' ceilings OR crown molding...yet, I keep seeing this irrelevant information in rental property ads on Craigslist and other rental web sites.

Rental prospects DO WANT TO KNOW if the property has a GARAGE, a FENCED YARD … (13 comments)

homes for rent: SmartPhone Property Manager (Landlord)#6...YES! I have a Bluetooth! - 06/28/14 10:09 PM
At  last, both of my cars have that I have my latest "dog car", both of my cars have bluetooth so that each car can now be "paired" with my cel phone....YEAH!

In addition to being HANDS-FREE, the phone system in my cars (both Lexus) actually extends the range of my cel phone coverage.  Where I used to have dropped cel phone calls, the calls now continue to be connected and clear.
NO MORE MESSY EAR BUDS to have to charge and that get lost!  DOUBLE YEAH!
NOW that I have this technology whipped...I am on to … (10 comments)

homes for rent: Landlords....Be CAREFUL What Car You Drive to Your Rental Properties - 06/26/14 09:23 PM
This article from the Contra Costa Times (SF Bay Area of CA) shows the CONTINUAL perception that Landlords are RICH.
CA Landlord Drives Mercedes to Collect Rent$
The second paragraph points out that the Marin County (very RICH) retired architect drives to his Port Richmond (very POOR) rental properties in a Mercedes.....can I get a little Janis Joplin here! while the 74 year old retired Marin architect can certainly drive whatever car he wants for FUN....maybe he should have a 10 year old “beater” truck with good tires and locking doors to go collect his rent in … (25 comments)

homes for rent: Adventures in HVAC Condensate Lines....I Knew THIS Would Happen - 06/25/14 09:37 PM
I’m on my SECOND adventure in AC condensate lines this summer.
Tenant wants RECONSIDERATION of $ervice Call
My first episode happened when my tenant’s DOG food ended up in the townhouse condensate line because of a MOUSE.
My current episode is the HOA notifying my property owner that his condo’s condensate line is leaking into the garage of the unit below.
No problemo....I wanted to initiate using my HVAC vendor to service this unit so I will take them a key and the tenant’s contact information this AM.
I had offered 2X since February to have … (4 comments)

homes for rent: Sorry Mr. Tenant...Using That Carpet Cleaning Coupon is Going to CO$T! - 06/24/14 09:11 AM
Each year at move-out time, some of my departing residents demonstrate why I need to refine my check-out cleaning instructions annually.
Although I provide the names of my PREFERRED service providers for house cleaning, carpet cleaning and yard work, every year some residents what to color outside the box and try to save $ by using a coupon that comes in the BLUE envelope.

I inspected a home on Saturday and when I entered, I realized that the AC was turned off and I then realized that the carpet had not been cleaned, or if it had been, it was … (7 comments)

homes for rent: I'll Consider a Rent Reduction....What is your Credit Score? - 06/23/14 03:16 AM
With the local rental market for single family homes getting VERY tight....rental prospects are having to look outside of their housing budget for suitable housing.

We have lots of new apartments and townhouses for rent in our area; however, few single family homes are available because...1) many that would be in the rental pool are now for sale; and 2) people with GREAT CREDIT are more desirable rental prospects than those who have to rent UP to get what they need for their family.
Frequently, even before they view the property, rental prospects want to know if the rent … (6 comments)

homes for rent: Here...Let Me Do That For You! - 06/18/14 11:50 PM

I have several new properties where the owners are relocating elsewhere and moving out of their home which I will be managing.  This will be a very hectic time for them so taking as much of a load off of them is a benefit for us all.
In my initial property presentation, my frequent comment is that “I Can Do That For You!”   I can:
1) have repairs and painting done so that the property shows BEST in photos and rental prospect viewings;
2) have the property cleaned PROFESSIONALLY after move-out so that the first renters … (3 comments)

Wallace S. Gibson, CPM, LandlordWhisperer  (Gibson Management Group, Ltd.)

Wallace S. Gibson, CPM


Charlottesville, VA

More about me…

Gibson Management Group, Ltd.

Office: (434) 825-1933

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