Abrams Realty & Property Management

Jesse, Thank you for your review! It's a pleasure. We appreciate your business.

We appreciate your feedback, though we strongly disagree with the picture you've painted here. Unfortunately, this situation is a textbook example of what happens when a property is handed over without being made rent ready and the owner delays necessary responses during critical timeframes. Let’s start with the rent. You originally requested $1,800, which we were willing to attempt. However, after no market response, it was clear the price was not realistic. We do not control the market, however we can do our best to make our property listings shine and do all we can to get the most amount for rent possible. We advised a reduction to $1,700, where we promptly secured an approved applicant. This is called market adjustment, it’s not a bait-and-switch, it’s professional pricing in a live market. Next, the condition of the property. Our intake inspection revealed several health and safety issues that legally had to be addressed before a tenant could move in. That includes the dishwasher, which was discovered to be faulty after our intake. It flooded the brand new flooring. We informed you and gave you the opportunity to handle the insurance claim or mitigation. After two weeks of silence and nothing back from you, with move-in approaching, we had no choice but to proceed. The law does not allow us to hand over an unsafe or non-functioning home to tenants, and had we delayed further, you’d be at risk for major liability. We protected you from that, not that we’ve received any thanks, we did what you hired us to do. As for communication: Yes, our team operates in specialized roles. That’s intentional. You spoke with our leasing coordinators, intake specialists, and maintenance coordinator specialists, each with specific responsibilities. You received multiple updates, and when you, the property owner, failed to respond, we took the necessary steps to move forward. You may not like that your lack of engagement led to decisions being made, but that doesn’t make those decisions wrong. Once again, you hired a property management company to manage the property, we followed the management agreement and our procedures accordingly. Lock changes, cleanings, and repairs were all part of legally required compliance and tenant ready standards. Your blinds, door stops, and other items may have been "new," but they did not meet our functional or aesthetic standards, nor did they match the condition promised in advertising. Leaving incomplete work in a property days before a scheduled move in is not acceptable and again, had we not acted, you'd be in breach of Virginia landlord tenant law. Regarding funds: As with every property, prorated rent minus move in costs, invoices, and any held reserves are processed per the terms of your management agreement and standard accounting schedules. Nothing unusual occurred here except perhaps expectations not aligned with how management legally works. You mentioned being $4,500 “in the hole.” What that actually reflects is the cost of deferred maintenance and delayed decisions catching up all at once. Something we see often when owners hand over properties that aren’t truly ready to rent. We stand by our work. The property was listed, leased, and made legally compliant under a tight timeline. We fulfilled our duties, even when your lack of engagement made that more difficult. While this company may not be the right fit for your expectations, we are proud of the standards we uphold and the legal and financial protection we provide to owners and tenants alike. At the end of the day, our job is to protect our clients, comply with the law, and ensure properties are safe and legally ready for tenancy. That is exactly what we did. It is unfortunate that instead of acknowledging the direct consequences of handing over a property in poor condition and failing to respond to urgent matters, the blame is being misdirected toward the professionals who resolved the situation under pressure. We recommend taking the time to carefully re-read your management agreement, which outlines both your responsibilities and ours in detail. Once you have a clearer understanding of those terms, we hope you will reconsider the accuracy of this review. We take pride in our standards, our systems, and our team, and we will always do what is necessary to protect our clients’ legal interests, even when it requires making hard decisions in their absence.