THIS IS A BIG “YES”!

Virginia Residential Landlord and Tenant Act:

• Landlords (or agents) can enter to:
  • Show the property to prospective buyers or tenants
• BUT they must:
  • Give reasonable notice (typically interpreted as at least 24 hours)
  • Enter at reasonable times
  • Not abuse access or harass the tenant

📅 What tenants are required to do

Tenants generally must:

• Allow access for showings with proper notice
• Not unreasonably refuse entry
• Cooperate during the final part of the lease (especially when the home is for sale or re-rent)

🚫 What landlords/agents CANNOT do

• Show up unannounced (except emergencies)
• Enter excessively or in a way that disrupts normal living
• Schedule unreasonable times (late night, very early, etc.)
• Use access as pressure or harassment

🧾 Lease matters (very important)

Most leases—including ones used by brokerages like Mo Wilson Properties—will include a clause that:

• Requires tenants to allow showings
• Defines notice (often 24 hours)
• May allow lockbox access with agent supervision

➡️ The lease can be more specific than the law, but not less protective.

Mo Wilson Properties has an orietation with its new tenants when they take possession that if they do not renew the lease, that we will be placing a lockbox and sign on the property 60 days before the end of the lease.  We have had several tenants have amnesia when this time comes up so we will provide them a copy of the lease they signed.  We have had success navigating with a challenging tenant. The landlord does not want a vacant property so we do our best to keep the cash flow coming in.  Ask us how we do this?

Mo Wilson Properties

Wes Stearns

Associate Broker

www.MoWilsonProperties.com (703) 878-0000

Are all tenants equally responsible for the rent?  The easy answer is YES.

As an owner of several properties near Mary Washington Univesity, i had years of mutliple students renting in the same property.

Every group of students would ask if they could send separate checks………..the answer was NO. I did not want to be the landlord handling USPS delays, lost checks, tenant disagreements, etc.

(I would only accept ONE check per month).  This kept me out of trouble chasing down partial rent.

• Each tenant is responsible for the full rent, not just their share
• If one tenant doesn’t pay, the landlord can collect 100% from any of the others
• Same applies to damages, late fees, etc.

✔️ Example:
3 roommates → rent is $3,000

• One stops paying
• Landlord can legally demand the full $3,000 from the other two

🏠 When tenants are NOT equally liable

There are a few exceptions:

1. Separate leases (rare)

• Each tenant signs their own lease (common in student housing)
• Each person only owes their portion

2. Lease specifically divides rent

• Some leases say:
  • “Tenant A pays $1,000”
  • “Tenant B pays $1,000”
• In that case → liability is limited to each tenant’s share

As a landlord, i would make all parties equally liable. You don’t want to operate like a hotel….that’s just my opinion.

Appreciate your comments and questions.

Wes Stearns

Associate Broker

MO Wilson Properties 13496 Minnieville Road Woodbridge, VA 22192

(Veteran Owned real estate company with over 35 years experience with sales, rentals, property management in Nothern Virginia)

(703) 878-0000

When screening tenants it is so important to treat every person, every application with the same screening criteria.

All applicants must be evaluated with the same written standards:

*Income (often – 3x rent)

*Credit History

*Rental History

*Employment verification

The key is consistency – you cannot change the standards based on the person.

No discrimination (Fair Housing Act) -they cannot screen or reject on protected classes, including:

*Race, color, religion

*National Origin

*Sex/gender/sexual orientation

*Disability

*Familial status (kids)

Screening decisions must be based only on legitimate business factors like ability to pay or rental behavior.

Focus on ability to pay & lease compliance

*Avoid over-relying on: Old credit issues, outdated evictions and minor or irrelevant criminal history

Tenants should be given an Opportunity to explain (mitgating factors)

*Past eviction due to job loss

*Medical hardship

*Domestic situations

Mo Wilson Properties should be screening tenants using a structured, documented, and consistent process focused on financial reliability and rental behavior—not personal characteristics. That’s the core of staying compliant with Virginia and federal Fair Housing laws.

MO Wilson Properties

www.MOWilsonPropeties.com

13496 Minnieville Road Woodbridge, VA 22192

(Family, Veteran Owned real estate business with over 35 years in Property Management business)

(703) 878-0000

If you’re a veteran or active-duty service member with PCS orders and a mortgage interest rate between 2% and 3.5%, you’re facing a decision many military homeowners never expected to be this complicated:

Do I sell — or do I keep the home and rent it out?

For homeowners leaving Northern Virginia, the answer is often clearer than it first appears.

You’re Holding an Asset That Can’t Be Replaced

Interest rates in the 2–3.5% range are no longer available — and may not be again for a very long time.

That low-rate mortgage gives you:

• A payment advantage future buyers and investors can’t replicate

• A built-in hedge against inflation

• A strong likelihood of positive cash flow or near break-even rents

Selling now means giving up a financing asset that’s arguably more valuable than the home itself.

Northern Virginia Is a Long-Term Rental Stronghold

Northern Virginia isn’t just a hot market — it’s a structurally strong one.

Key demand drivers include:

• Proximity to Washington, DC

• Defense, government, and contractor employment

• Ongoing military rotations (including Quantico and Pentagon assignments)

• Limited housing supply compared to demand

These factors make Northern Virginia rentals consistently desirable, especially for single-family homes and townhomes.

Renting Converts a PCS Move Into a Wealth-Building Event

Instead of viewing a PCS as a disruption, renting your home allows you to:

✔ Let tenants pay down your mortgage
✔ Benefit from long-term appreciation
✔ Maintain ownership in a top-tier market
✔ Preserve flexibility to sell later under better conditions

Many veterans who kept their first PCS property later say it became their best-performing asset over time.

“But I’m Moving — I Can’t Manage a Rental From Another State”

That’s exactly where professional property management matters.

Managing a rental remotely without support often leads to:

• Late-night emergency calls

• Tenant issues you can’t address in person

• Compliance mistakes

• Stress that distracts from your new duty station

A professional manager turns your rental into a passive asset, not a second job.

Why Professional Property Management Is Critical for PCS Landlords

At Mo Wilson Properties, we work with military homeowners who have transferred out of Northern Virginia and want to protect their investment without being involved day-to-day.

We help by:

• Pricing your home correctly for today’s rental market

• Screening tenants professionally (critical in HOA-heavy communities)

• Coordinating maintenance with local, trusted vendors

• Handling rent collection, notices, and documentation

• Acting as a buffer so you’re not fielding tenant calls from another time zone

Your role becomes owner, not operator.

Keeping the Property Preserves Your Options

Selling now is permanent. Renting keeps options open.

By holding the property, you retain the ability to:

• Move back after a future assignment

• Sell later when rates or pricing improve

• Refinance strategically if conditions change

• Build long-term equity while someone else pays the loan

Flexibility is one of the biggest advantages military homeowners have — renting preserves it.

The Numbers Often Make Sense — Even If Cash Flow Is Modest

Many PCS landlords worry only about monthly cash flow. But with a low interest rate, the real return often includes:

• Principal paydown

• Appreciation

• Rent growth over time

• Tax advantages (consult your CPA)

Even modest or break-even cash flow can still result in a strong total return over time.

Final Thought for Veterans and Active-Duty Owners

If you:

• Locked in a 2–3.5% interest rate

• Own a home in Northern Virginia

• Are PCS-ing to another duty station

You’re holding an asset most investors would love to acquire — but can’t.

Keeping the property and having it professionally managed allows you to serve your next assignment while your investment continues working for you.

Optional Call to Action

If you’re PCS-ing out of Northern Virginia and want to explore renting your home without stress or guesswork, Mo Wilson Properties specializes in helping military homeowners manage confidently from afar. www.MoWilsonProperties.com (703) 878-0000. We are Veteran family owned real estate company.