landlordwhisperer: I'm Sorry * You Made The Big DOG Mad! - 02/06/13 02:24 AM
I RARELY pull out my BIG DOG; however, a tenant who has bounced checks twice during his 2 year lease is baulking at paying his rent by BANK CHECK.  He tendered his personal check * which have a tendancy to BOUNCE * and I REMINDED him for the UMteenth time that he needs to pay by BANK check.
This should be no big deal IF his personal check is good...go to the bank and bring me the BANK'S check drawn on his account.
....and he wants to argue....where is it in his lease?  It is actually in the resident handbook that … (12 comments)

landlordwhisperer: Redfields Home for Lease * Available July 1 * $1,995 * 5 Min to UVa & MJH - 02/05/13 07:36 PM


landlordwhisperer: Lake Monticello One Level Home * 4 Bedrooms * Available NOW * $1,265 - 02/02/13 08:55 PM


landlordwhisperer: LARGE Home Available July 1 * $1995 * One Car Garage * Fenced Rear Yard - 02/02/13 08:51 PM


landlordwhisperer: $1,295 Lake Monticello * New Rental Listing * Fenced Yd * Home Office * - 02/01/13 04:46 PM


landlordwhisperer: Former Model * 4 Bedroom Townhouse w/Office * Available July 1 * $2045 - 01/31/13 08:47 PM

landlordwhisperer: Craigslist Users! Better Pay Attention * They Have Changed It AGAIN * Meet GRID VIEW - 01/30/13 01:45 AM
Available NOW * One Level Home w/Fenced Yd * Pet OK
$1265 / 4br - (Lake Monticello * Walk to Beach & Pool)
Move-in NOW * All Appliances * Walk to Pool * Tennis * Club House
$1525 / 3br - (Forest Lakes * 3 Min to NGIC) 
Move-in NOW * 3-Level Townhouse * All Appliances * Media Rm
$1695 / 3br - (Pantops * 10 Min to NGIC & UVA) 
1 bedroom 1 bathroom move in ready in Palmyra
$850 / 1br - 975ft² - (Palmyra) 
Available July 1 * LARGE Townhouse w/2-Car Garage * All Appliances
$1785 / 3br - (Glenwood Station * 10 Min to NGIC & UVA)

landlordwhisperer: DIY Landlords and Property Managers Probably Do Not REALIZE..... - 01/29/13 07:45 PM
...that we may be on the front line of the NEW immigration and gun control discussions....AGAIN.
Over thirty years ago, almost every printed trade organization lease form had wording PROHIBITING storage of flammable solvents, explosives, etc in the rented property * THIS INCLUDED AMMUNITION for FIREARMS.
At the time, we did not think about it; however, having done property management in an area with a HUGE military population, this became an issue FAST as these new forms were printed by our state real estate association.
Military personnel would not sign these rental forms unless this wording was removed so I GLADLY … (15 comments)

landlordwhisperer: Need a Good SNOW DAY Read? Get these Michael Palmer FINDS! - 01/25/13 10:25 PM
Since Michael Crichton's passing, the medical mystery genre has had a VOID....and VOILA!  Michael Palmer has stepped in with his ER doc, boxer character * Dr. Lou Welcome.
Dr. Welcome first became a reality in short story by Palmer * ON CALL.....

....and then was featured in his novel, Political Suicide.  Welcome is a flawed doctor with a troubled past of addiction who now helps his patients in a DC area ER and through monitoring other physicians who have had their licenses restored after recovery.

Welcome has a cadre of interesting characters around him including his teenage daughter, … (7 comments)

landlordwhisperer: One Level Home at Lake Monticello * Available NOW * Walk to Main Beach/Pool/Tennis - 01/25/13 08:37 PM


landlordwhisperer: Earlysville VA * Home for lease on 5 Acres * $1995 * Available August - 01/25/13 08:29 PM


landlordwhisperer: Forest Lakes Home * Baker-Butler/Sutherland Schools * $1,525 - Available NOW - 01/25/13 08:27 PM


landlordwhisperer: Yahoo! Rental Prospects are FINALLY Asking....Is This Home Going To Be for Sale? - 01/23/13 01:48 AM
I don't manage properties which are on the market for sale.  If they become a brokerage listing for sale, I transfer management duties to the listing agent or property owner for the balance of the tenants' lease.
As the property manager, I am rarely consulted when there is a miscommunication or problem with the residents and the listing agent until after the situation has exploded AND listing agents who want to automatically place a lockbox on a rental property can not treat the occupants like they have an interest in the property being sold.

Finally....rental prospects are asking 1) IF … (6 comments)

landlordwhisperer: Forest Lakes Home * Available NOW * $1,525 * Walk to Pool & Tennis - 01/22/13 07:16 PM


landlordwhisperer: TENANTS! You No Longer Live HERE! Stop Using The USPS Mailing Address! - 01/21/13 07:15 PM
I have a tenant who moved out of a condo I manage in late October * 2012.....yet, he is continuing to use the mailing address * street and condo unit # * for his mailing address.
The delivery of mail has changed over decades; however, if you no longer OCCUPY the rented property or have a VALID LEASE, then you should not be using the mailing address.

I doubt my former tenant has keys to the mail box assigned to his old unit #; however, he has moved elsewhere in the same property AND he is relying on the … (12 comments)

landlordwhisperer: AHAAA! A letter from the HOA about my Residents....ARGUHAAA! - 01/20/13 06:46 PM
I try to get as many single family residences (SFRs) in my management portfolio as possible; however, new constructions in our area is mostly multi-unit townhouses and my most recent properties are governed by HOAs.
One of these very desirable townhouse projects has recently changed management firms for the HOA and it appears that someone has read the CCRs or changed the rules.
At the end of 2012, I received a letter from the new management firm that "apparently" my residents have a GREAT DANE that is over their 75 lbs limit.  
These residents are just ending … (4 comments)

landlordwhisperer: Prioritizing Rental Property Repairs and Maintenance - 01/19/13 07:52 PM
What a great post and I wish you had posted it to the ActiveRain Property Management group.  Tenants want EVERYTHING and owners and property managers need to prioritize
Whenever a repair request or complaint crosses a landlord’s desk, they need to assign a level of urgency to the task.  Like any business, rental property doesn’t automatically dispense monthly cash like an ATM.  Tenants and the property itself require constant care and attention.
Here are the four levels of priority we assign to rental property issues and opportunities as they become known.
1.    Health and Safety.  Any conditions that pose a risk … (3 comments)

landlordwhisperer: Redfields Patio Home * 2 Bedroom home w/Garage * Available NOW * $1,295 - 01/17/13 08:25 PM


landlordwhisperer: One Level Home within Walking Distance of Main Beach * Lake Monticello * $1,295 - 01/17/13 08:19 PM


landlordwhisperer: It's SNOWING so HOA Mgmt Cos are EMAILING Plowing Instructions to the OWNERS - 01/17/13 04:55 AM
I don't understand this....just like during Hurricane Sandy and with the potential for power outages, I suggested that everyone on Fb FRIEND their utility companies to stay updated on the efforts to keep their utilities ON. is snowing in Central VA and HOA management firms are EMAILING plowing and parking instructions to the ABSENTEE PROPERTY OWNERS!
HELLO!  IT IS SNOWING HERE * NOW!  Why don't you have a Fb page for the HOA and post these instructions THERE so that automatic notifications are sent to the property RESIDENTS' who are the ones who need to MOVE THEIR CARS … (3 comments)

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

Wallace S. Gibson, CPM


Charlottesville, VA

More about me…

Gibson Management Group, Ltd.

Office: (434) 825-1933

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