Property Management FAQs: Fairfax County Landlords' Most Common Questions

These are the questions Fairfax County landlords ask most often. Direct answers, no fluff.

Fees and Costs

What does property management cost in Fairfax County?
Percentage-based managers charge 8–10% of monthly rent. On a $2,500/month Fairfax rental, that's $200–$250/month — $2,400–$3,000/year before leasing fees, renewal fees, and inspection costs. Flat fee managers charge a fixed monthly rate regardless of rent level. Get the complete annual cost picture before comparing — not just the monthly rate.

What fees should I expect beyond the monthly management fee?
Common additional fees: leasing/placement fee (typically 50–100% of one month's rent when a new tenant is placed), lease renewal fee ($0–$300), periodic inspection fees ($75–$150/inspection), and maintenance coordination fees or markups (10–15% on contractor invoices, at some companies). Always request the complete fee schedule in writing.

Tenant Placement and Screening

How long does it take to find a tenant for my Fairfax County property?
A well-priced, professionally marketed Fairfax County rental typically places a qualified tenant within 21 days. Properties priced above market often sit 45–60+ days regardless of marketing. Correct pricing from day one is the most impactful variable in minimizing vacancy time.

What screening criteria do professional managers use?
Minimum credit score (620+), income verification at 2.5–3x monthly rent, direct landlord reference calls for all verifiable prior landlords, criminal background check, and employment verification. All criteria applied consistently to every applicant to maintain Fair Housing compliance.

Eviction and Legal

How does eviction work in Fairfax County?
Non-payment eviction requires: 5-Day Pay or Quit Notice → filing in Fairfax GDC → hearing (28–35 days after filing) → judgment → 10-day appeal window → Writ of Possession → sheriff lockout. Total timeline: 8–12 weeks uncontested. Contested cases with tenant defenses can extend to 3–4 months.

What are the most common landlord legal mistakes in Fairfax County?
Accepting partial rent after serving a Pay or Quit Notice (can waive the right to proceed), serving the notice incorrectly (wrong delivery method or missing required content), filing before the 5-day notice period has fully expired, and filing in the wrong court (Fairfax GDC handles the county; Alexandria GDC handles the city — they're separate).

Maintenance and Repairs

What is a landlord's maintenance obligation in Virginia?
Under VRLTA, landlords are required to maintain rental properties in a habitable condition — functional plumbing, adequate heat, structurally sound. Failure to address written tenant maintenance notices within a reasonable time creates a habitability defense that tenants can raise in eviction proceedings. Professional management's documentation and response protocols protect landlords on this front.

Can landlords mark up contractor invoices for maintenance?
Some property managers add a 10–15% markup on top of contractor invoices as a maintenance coordination fee. Others include coordination in the monthly management fee with no markup. Ask explicitly about this before signing — it's not always disclosed in the main fee schedule.

If you have a question not covered here, contact us directly or get your free rental analysis to talk through your specific Fairfax County property.