Rental Agent v Property Manager, Yes! Virginia there is a DIFFERENCE

Property Manager with Gibson Management Group, Ltd.

I have clients of almost a decade who have decided to sell their townhouse - fortunately, they got a purchase contract the weekend AFTER my residents of 5 years vacated the home.


Prior to this, I agreed with sales agents (my referral) that I would have certain walls at the property painted with the owner funds on hand.   EVERYBODY has been copied on my e-mails about this issue.


One of the co-owners wanted to know why I was not getting 3 bids for this $1300 work......her e-mail indicated she had never heard of a rental agent not providing bids.


OK....I am a PROPERTY MANAGER with an employment contract.  I am authorized to have work performed up to a certain amount and NOWHERE is it required that I get 3 bids.


The 3-Bid Rule applies to HOMEOWNERS who want to know how to solve a problem so they get 3 repairman to come to their home and advise them on the scope of repair work that is needed...this is often an EDUCATIONAL process for the homeowner.


I - on the other hand * as a property manager with over 50 years of experience - have the resources, knowledge and know the time constraints involved with getting the townhouse painted without spending multiple hours at the property talking to painters. 


I pulled my painting contractor from another job, went over the scope of the work at the property, gave him the $$$ allowance AND told him he had 3 days....VOILA!  Wednesday afternoon, the painting is done, the carpets are being cleaned tomorrow and home inspection being done on June 1st....


....all due to the efforts of a lowly property manager.


Posted by

Wallace S. Gibson is a Certified Property Manager with over 50 years of property management experience and expertise.  She maintains a specialized property management business in Central Virginia serving Albemarle, Greene, Fluvanna and Louisa counties  


View our available Charlottesville, Albemarle and Lake Monticello rental homes online with photos and floor plans

" be a Virginian, either by Birth, Marriage, Adoption, or even on one's Mother's side, is an Introduction to any State in the Union, a Passport to any Foreign Country, and a Benediction from the Almighty God...." Anonymous


Comments (5)

Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

A $$$$ incentive never hurts...and as you illustrated..Helps !

May 25, 2016 09:17 AM
Robert Vegas Bob Swetz
Las Vegas, NV

Hello Wallace ...

Interesting post and featured to the group:


May 27, 2016 01:16 AM
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

Some people are cheap , some don't respect others time , while yet others are Micro Mngrs ..

Mar 26, 2017 07:58 AM
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA

Most "rental agents" I know are actually more expensive...they load their fees onto the owner and not the tenant.  They use a generic or trade association lease rather than tailoring a lease so that the tenant pays for much of the late fees, nsf fees, notice fees, % of repair/cleaning not done that is taken from the security deposit, lease re-write fee, etc.....

Mar 27, 2017 07:00 PM
Diane Rice
Rice Prprty Mgmnt & Rlty, LLC, South Holland, IL - Lansing, IL

Well WE know that YOU KNOW what to do Wallace!  As far as labeling yourself a "LOWLY" Property Manager, brace yourself!  The last is becoming FIRST!  It's finally happened!  Promotion... that came from you working your field with diligence!  Hat's OFF to you!  Good to "see" you are still UP doing it like no other!

Dec 16, 2019 07:49 PM