FOR OWNERS Free property analysis · Mailed in 5 business days

Owning rentals shouldn't be your second job.

We manage over 200 homes across the Richmond metro for 120+ owners — handling everything between signing and selling, with the rigor of a national firm and the responsiveness of the family-run company we are.

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8.9%
Average annual rent growth across our portfolio
19days
Average days to lease a vacant property
98.4%
Rent collection rate across managed homes
6.6%
Vacancy rate — well below the Richmond metro average
Most property managers chase the next door.
We protect the one you trusted us with.
— What to expect

Three things every Richmond owner
asks us about before signing.

Property management is a commodity until something goes wrong. Here's what every owner asks — and how we handle each.

01 / TURNOVER

We start the turnover before the lease is over.

When a resident gives notice, most PM companies wait until they're out to start thinking about repairs. We don't. The day notice comes in, we schedule paint, repairs, and the marketing photos — so the home is back on the market the moment it's vacant. Vacancy is the most expensive thing that happens to a rental. We treat speed-to-re-leased like a metric, not an afterthought.

02 / TRANSPARENCY

Every fee on page one of the lease.

Virginia law now requires it. We've structured this way since day one — no surprise charges to your residents, no awkward owner conversations after the fact. What you see is what we charge, and nothing else.

03 / RENT

We push for the rent the property actually deserves.

Our portfolio averages 8.9% annual rent growth — not because we get lucky, but because we know which improvements move which markets, and we won't accept underpriced renewals to make our jobs easier.

— Full service

Everything between signing and selling.

A complete service stack for Richmond rental property — built around the owner experience, not the technology vendor.

01
Resident screening & placement
National background, credit, income, and rental history checks. We require 3× monthly rent and verify references. The placement decisions you'd make if you had time to do it yourself.
02
Lease, marketing & listing
Professional photography, syndication across Zillow, Apartments.com, and our own site. Self-showing technology to maximize exposure. 19-day average to first qualified tour.
03
Rent collection & financial reporting
Direct deposit by the 12th. Online payment options for residents. Monthly statements + year-end 1099s in your portal. QuickBooks-grade ledgers.
04
Maintenance & vendor coordination
24/7 emergency dispatch. Vetted Richmond vendor network. Photo-documented work orders to your inbox. We don't markup vendor invoices.
05
Property inspections
Scheduled interior and exterior inspections with detailed photo reports. You always know the condition of your investment — twice a year, minimum.
06
Compliance, lease law & evictions
Virginia VRLTA fluency. Lease updates as the law changes. Court-ready documentation. We've never lost an unlawful detainer we filed.
07
Owner portal access
Live financials, maintenance history, lease documents, and inspection reports — accessible 24/7 from any device. Real-time, not waiting on a monthly email.
08
Strategy & portfolio review
Annual performance reviews. Sell-or-hold consultation. CapEx planning. We treat your portfolio like an investment — not a property file.
— Operational rigor

How we actually run your property.

The differences between property managers don't show up in a service list — they show up in the small operational decisions that happen every month. Three of ours that matter.

A / DAY ONE

A full home audit before we list a single rental.

The day you sign with us, our team walks the property and builds a complete operating record — every water and gas shutoff location, every appliance serial number, every system the property depends on. The same document gets shared with residents the day they move in. No 2 a.m. emergency call where nobody knows where the main shutoff is.

B / DOCUMENTATION

Video and photo move-in. Video and photo move-out.

Every resident gets a full visual record of the property's condition the day they take possession — and we capture it again the day they leave. Deposit disputes about who broke what stop being arguments and become file lookups. Owners get protected; residents get treated fairly. Both sides know the rules going in.

C / SMOKE DETECTOR COMPLIANCE

The fire chief's documentation, on file before they ever ask.

Every local municipality requires documented smoke detector compliance — and most property managers don't keep it. After a fire, the fire chief asks for proof of working detectors. We use Stop-Loss Inc. for annual compliance checks, on every home we manage, and the documentation lives in your portal. If your current PM can't show you that file, you're carrying liability you don't know about.

— Owner advantage

Everyday repairs, without the contractor bill.

Locks. Fixtures. Minor carpentry. Appliance hookups. Hardware. The everyday handyman work that rental properties constantly need. Most property management companies send every one of these calls to outside contractors — and you pay their rates for it.

We keep a dedicated in-house handyman on staff. When the job genuinely requires a licensed contractor — plumbing, electrical, HVAC, structural — we bring in the right professional. But for everything else, we handle it directly.

The result is lower maintenance costs on the jobs that don't require specialized licensing, faster turnaround on everyday repairs, and happier residents who aren't waiting a week for a lock change or a stuck door.

— What it costs

Most Richmond PM companies won't show you
their fees until you're on the phone.

We don't think that's the right way to start a relationship. Here's everything we charge — and a list of common industry fees we don't.

01 / SINGLE PROPERTY
8%
Of monthly rent collected, on a single property under management.
02 / 2–10 UNITS
7%
Per unit, when your portfolio under our management reaches two or more.
03 / 11–20 UNITS
6%
Per unit, scaling down as your portfolio grows under our management.
04 / 21+ UNITS
5%
Per unit, for larger portfolios. Custom pricing structures available for institutional owners.
— Additional fees
Everything else, in one table.
Activation fee
$295/property
Charged once when a property is added to our management. Includes a complete whole-home audit — every shutoff, every appliance, every system documented.
Placement fee
$995/new resident
One-time fee when we place a new resident. Covers marketing, professional photography, syndication, screening, lease execution. No additional photo or marketing fees.
Renewal fee
$150/renewal
Charged when an existing resident renews their lease. Covers lease updates, rent analysis, and renewal documentation.
Owner Benefit Package — Plus RECOMMENDED
$59/month
Most owners we work with carry the Plus package — and we recommend it. You get up to 12 months of rent paid upfront on qualifying leases through Rent Advance™, up to 2 months of rent covered if a resident defaults, and up to $1,000 toward legal and re-tenanting costs if eviction becomes necessary. Plus real-time legislative alerts and quarterly market reports. The Rent Advance benefit alone — guaranteed cash flow on qualifying leases regardless of resident payment timing — justifies the cost for most owners we serve.
Owner Benefit Package — Shield
$24/month
Entry-level protection. Covers up to 2 months of rent if a resident defaults, plus real-time legislative alerts about Virginia rental law changes. A reasonable starting point if you'd rather handle eviction legal costs and Rent Advance separately.
Early termination fee
$395/agreement
Applies only if you terminate after a resident has been placed. Before placement, you can cancel at any time for only the documented third-party costs we've already paid on your behalf.
One important note on cancellation. Once a property is signed but before any resident is placed, you can cancel without paying the $395 — only for documented third-party expenses we've already incurred on your behalf (advertising, screening, etc.). The early termination fee only applies after we've placed a resident on your behalf, when canceling represents real disruption to that resident relationship.
— What we don't charge

Seven fees common in the industry that aren't on your bill.

Vendor invoice markups
Most PMs add 10–25% on top of what their vendors actually charge. We pass invoices through at exact cost. The bill you see is the bill the vendor sent.
Technology or portal access fees
Some companies charge $5–15 per unit per month just for portal access. Our owner portal is included — no per-unit technology fees, ever.
Marketing or photo fees
Professional photography, syndication, and listing services are covered under your placement, activation, or renewal fees. No à la carte marketing charges.
Lease addendum or modification fees
Owners aren't charged for lease updates, addenda, or document modifications during the term. (Residents are charged for resident-initiated lease changes.)
ACH or e-pay processing fees
Owner direct deposits and electronic payments cost you nothing. Resident payment processing is separate and charged to the resident, not the owner.
Inspection markups
Routine inspections are included. Third-party specialists like Stop-Loss Inc. for smoke detector compliance are passed through at exact cost — no markup.
Late fees we collect from residents
100% of late fees pass through to you. Most PM companies keep them — which means every late payment quietly works in their favor. We don't want late payments any more than you do, so we made sure no one in this office benefits when one happens.
Pricing transparency isn't a marketing strategy for us — it's a starting condition for the relationship. If a competitor won't tell you what they charge upfront, that should tell you something about how the rest of the relationship will go.
— READ BEFORE YOU SIGN

Want to read the full Property Management Agreement?

Most PM companies won't share their full agreement until you're committed to signing. We'll send you the complete PMA — every clause, every fee, every term — before you talk to us. Request a copy and we'll email it within 24 hours.

— Free property analysis

Tell us about your property. We'll send you what it should earn.

Complete the form below and we'll mail your personalized rental analysis within 5 business days. The analysis includes comparable rents, maintenance and tax projections, and a recommendation specific to your property's condition and location — built by hand, not by algorithm.

Why we ask for your mailing address. Your full analysis arrives as a physical package within 5 business days. We've found that owners who take the time to share a mailing address get a meaningfully more useful response from us than a rushed email reply — so we built it that way.
01 / The property
What you own.
02 / About you
How we'll reach you.
03 / Mailing address
Where we send your analysis.
04 / Anything else
Optional but helpful.

By providing your phone number and checking this box, you consent to receive SMS text messages from The RVA Group Realty. This consent is not a condition of any purchase or service.

Mailed within 5 business days · No obligation

Thank you. Your analysis is on its way.

Watch for our package in the mail within 5 business days. It includes everything you need to know about maximizing your Richmond investment — comparable rents, projected operating costs, condition-specific recommendations, and a fee summary so there are no surprises.

— Common questions

Things every owner wants to know.

What does property management cost?
Our rates are competitive with the Richmond market — typically 8% of monthly rent collected for a single property, scaling down for owners with multiple properties (down to 5% for portfolios of 21+ units). Every property is different, so we offer a free consultation to discuss your specific situation. Our pricing is fully transparent — every fee is published, and we don't markup vendor invoices.
How do you screen residents?
We run a comprehensive screening process: national background check, credit report, income verification (we require at least 3× the monthly rent), rental history verification, and personal and professional references. The goal is placing reliable, long-term residents — not filling vacancies fast at the expense of your bottom line.
How quickly can you place a resident?
Our portfolio averages 19 days to first lease from listing date. We use professional photography, syndicate to Zillow, Apartments.com, and our own site, and offer self-showing technology to maximize exposure. Vacant homes earn nothing — we treat speed-to-qualified-resident as a key performance metric, reported back to you monthly.
What happens if a resident doesn't pay?
We follow a structured process — prompt communication and formal notices as required by Virginia law. If the situation can't be resolved, we coordinate the full eviction process on your behalf with experienced local attorneys. We've never lost an unlawful detainer we filed. Recovery time is typically 30-45 days from filing.
How do I get my monthly statement?
Your monthly statement is available 24/7 in the secure owner portal. We email you a summary when it's ready, but you don't have to wait — you can log in any time and see live financials, maintenance updates, and lease status. Year-end statements are compiled automatically for tax preparation.
Can I sell my property while you manage it?
Absolutely. We coordinate showings with current residents, provide all the documentation a buyer or buyer's agent will need, and ensure a smooth transition — whether the new owner continues with our management or takes over independently. We've supported multiple owner sales over the years; it's part of being a full-service partner.
What happens when a resident moves out?
As soon as a resident gives notice — not after they leave — we schedule turnover work, paint, and marketing photos so the property comes back online as fast as possible. We perform a full move-out inspection with video and photo documentation, compared directly against the move-in record we captured the day they arrived. Deposit deductions are documented, defensible, and itemized using our vendor's published rate sheet. Most homes are re-listed and showing within days of vacancy, not weeks.
What makes you different from a national property management franchise?
Two things. First, we're family-owned — every decision starts with what's right for the owner, not what's right for a corporate margin. Second, we live and work in the markets we manage. The Richmond owner asking us about Church Hill rent comps is talking to the same person who walked the property last week. National franchises can't say that.
Who keeps the late fee when a resident pays late?
You do. 100% of any late fee we collect goes to you, the owner. Most PM companies keep late fees — and that creates a quiet problem. When the management company benefits from late payments, you have to trust they're working as hard as they should be to keep your residents on time. We removed that question by removing the incentive. Late fees exist to protect your cash flow, not ours. They go to you. (We'd much rather rent be paid on time. But when it doesn't, the fee should sit with the person whose mortgage payment is now competing with someone else's late check.)

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