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.

Can a Virginia Landlord Charge a Pet Deposit for a Service Dog?

For many landlords in Virginia, pets are a sensitive topic — especially when it comes to deposits, fees, and property damage. One of the most common (and risky) questions landlords ask is:

“Can I charge a pet deposit if the tenant has a service dog?”

The short answer is no — and getting this wrong can expose landlords to serious legal consequences.

Here’s what every Virginia landlord needs to know.

Service Dogs Are Not Considered Pets

Under federal fair housing laws, which apply throughout Virginia, service dogs are not considered pets.

Because of this:

• A landlord may not charge a pet deposit

• A landlord may not charge pet rent

• A landlord may not charge a pet fee

• Breed, size, or weight restrictions do not apply

This is true even if the lease states “no pets allowed.”

What About Emotional Support Animals (ESAs)?

While service dogs and emotional support animals are different, the rule about deposits is the same:

• ESAs are also not considered pets

• Pet deposits, pet fees, and pet rent may not be charged

• Landlords may request reliable documentation supporting the need for an ESA (unlike service dogs, where documentation requests are limited)

Many landlords unintentionally violate fair housing law by treating ESAs like traditional pets.

What a Landlord Can Still Do

Although landlords cannot charge a pet deposit for a service dog, they are not left unprotected.

Landlords may still:

• Charge the standard security deposit (up to two months’ rent in Virginia)

• Hold tenants responsible for actual damage caused by the service dog

• Enforce reasonable rules regarding noise, cleanliness, and behavior

• Require that the animal does not pose a direct threat to others

What landlords cannot do is charge extra money upfront “just in case” damage occurs.

Common Mistakes Virginia Landlords Make

Landlords often run into trouble by:

• Charging a “pet deposit” anyway

• Renaming it a “pet fee” to bypass the rule

• Denying a service dog based on breed or size

• Asking for improper documentation

• Applying pet policies to assistance animals

Even well-intentioned mistakes can result in fair housing complaints, fines, and legal costs.

How Mo Wilson Properties Protects Landlords

At Mo Wilson Properties, fair housing compliance is built into every step of our leasing and management process.

We help landlords by:

• Properly handling service animals and emotional support animals

• Structuring deposits and fees in full compliance with the law

• Using compliant lease language

• Documenting communication and decisions correctly

• Protecting owners from avoidable fair housing violations

Our goal is to protect your investment without exposing you to unnecessary legal risk.

The Bottom Line for Virginia Landlords

✔ You cannot charge a pet deposit for a service dog
✔ Service dogs are not pets under the law
✔ You can recover for actual damages if they occur
✔ Mishandling this issue can be expensive

If you own rental property in Virginia and are unsure whether your lease or policies are compliant, it’s worth reviewing before a mistake turns into a problem.

Not Every Bad Property Management Review Is a Bad Thing

When owners search for a property management company, reviews matter — but they don’t tell the whole story.

In fact, a company with only five-star reviews should sometimes raise an eyebrow.

Why? Because good property management isn’t always popular.

Good Management Means Tough Decisions

A strong property management company does more than schedule repairs and collect rent. We are responsible for:

• Enforcing lease terms

• Collecting rent on time

• Charging tenants for damages

• Issuing notices when rent isn’t paid

• Evicting tenants who refuse to comply

And here’s the reality most people don’t talk about:

Tenants who violate leases are often the loudest reviewers.

When someone is charged for damage, loses a security deposit, or faces eviction, frustration can turn into a negative online review — even when the lease and the law were followed exactly.

The Bigger Risk for Owners

The real danger isn’t a bad review.
The real danger is a property manager who avoids conflict.

Managers who refuse to enforce leases often:

• Allow chronic late payments

• Ignore damage issues

• Create legal and financial risk for owners

• Protect tenant feelings instead of owner assets

That may keep reviews quiet — but it costs owners money.

How Smart Owners Read Reviews

Instead of counting stars, smart owners look for context:

• Are complaints about rent enforcement or damage charges?

• Does the company respond professionally and factually?

• Do owner reviews consistently show trust and long-term results?

A calm, documented response often says more than the review itself.

Our Approach

We believe in:

• Clear leases

• Fair treatment

• Consistent enforcement

• Protecting the property and the owner

That means we won’t always make everyone happy — and that’s okay.

Because good property management isn’t about popularity.
It’s about accountability.

Final Thought

A few negative reviews can actually be a sign that a property management company is doing its job.

If you’re an owner who wants protection, transparency, and strong enforcement — that’s where we come in.

📞 Contact us to talk about managing your property the right way. (703) 878-0000  www.MOWilsonProperties.com

You need to file an “Unlawful Detainer” with the court.

With unlawful detainers,  they apply to squatters who occupy a property and claim to hold a lease that might or might not be genuine.

Imagine a scenario in which a property owner tries to get rid of a squatter by claiming trespass. Then, when sheriff’s deputies arrive to remove the squatter, the squatter claims to have a lease. At this point, law enforcement will be unable to remove the squatter, and the dispute becomes a matter for a civil court. A new bill, HB 1482, allows for emergency hearings in unlawful detainer actions of this kind that involve residential, single-family units.

According to HB 1482, an emergency hearing is possible if three conditions apply:

• The court finds, based on the evidence, that there is not, nor has there ever been, a rental agreement between the property owner and the defendant.
• The defendant is occupying the unit without the owner’s permission.
• The owner gave the defendant written notice to vacate the unit at least 72 hours before a summons was filed.

If there are grounds for an emergency hearing, this hearing must take place as soon as practicable, within 14 days of filing. If it’s not possible to hear the case within 14 days of filing, it must be heard within 30 days of filing.

What happens with assault survivors and early Lease termination

We are fortunate that we have not had to deal with this, but the Virginia House Bill 764 changes the circumstances under which survivors of sexual abuse or criminal sexual assault may terminate their leases before they expire. Early termination is now available to survivors who have obtained permanent protective orders and provided appropriate notification. As with earlier versions of the law, a tenant may also terminate early if they have an order of protection, or if the perpetrator has been convicted of sexual assault, sexual abuse, or family abuse.

Notification requirements in this area have also changed. Previously, a tenant’s notice of termination to the landlord had to specify an effective date for the termination that was at least 30 days after the next date when rent was due. Under HB 764, the tenant’s notice of termination simply becomes effective 30 days after it has been served on the landlord. The tenant remains responsible for providing the landlord with a copy of either the order of protection or the conviction order. The tenant will also remain liable for any rent that’s payable before the termination date. Communication is key for all parties.

Great Falls is in Fairfax County and is one of the best places to live in Virginia. Living in Great Falls offers residents a rural feel and most residents own their homes. In Great Falls there are a lot of restaurants, coffee shops, and parks And the public schools in Great Falls are highly rated. Located on Virginia State Route 7 in Northern Virginia, Great Falls is 15 miles (24 km) west-northwest of downtown Washington, D.C. and 10.5 miles (16.9 km) north of Fairfax, the county seat.

The first sight of unrestrained greenery upon heading west into Virginia from Washington, D.C., is the town of Great Falls, a leafy refuge for the power players that brave the Beltway every morning. Here, twisting country lanes converge on a town center with a green, a local coffee shop, and store owners who call their customers by name. Great Falls is a census-designated place in Fairfax County, Virginia, United States. The population as of the 2010 census was 15,427, an increase of 80.5% from the 2000 census. CNN  Money ranked Great Falls first in the nation on its list of “top earning towns” in 2011

These trees, pastures and open space—only 17 miles west of the White House—don’t come cheap. The town has a median real estate price of $1.7 million (homes have sold for $8 million and up), putting it in the top 10 percent of Virginia neighborhoods. One could say it’s the Beverly Hills of the D.C. metro area. But unlike the self-promotion of Rodeo Drive, this town is all about discretion.

Here, despite its resident roster of boldface names, people make an active effort to create a close-knit community, tied together by history and traditions in what some would describe as the often-rootless northern Virginia area. There’s a town square with a white painted gazebo right out of an Andy Hardy movie, a weekly gathering of vintage car enthusiasts and an annual Easter egg hunt with gemstones from a local jewelry store hidden in eggs for a lucky few.

Located along the Potomac River and adjacent to the 800-acre national park of the same name, the village of Great Falls was originally known, unofficially, as Forestville, until it was named in 1955, later including several other small communities in the area after a new post office was built in 1959.

You will certainly want to visit  Great Falls Park. Great Falls Virginia is one of the most popular natural destinations in the Washington DC area, visited by locals and tourists from around the world. The Potomac River courses through dramatic waterfalls, rapids, and a narrow gorge at Great Falls Park. The US National Park Service manages this Virginia gem, maintains excellent facilities, and hosts ranger-led events at the park.

At the Great Falls of the Potomac, the river drops 76 feet in less than a mile. At the same time, the banks narrow from 1000 feet wide to only 60 to 100 feet as the river passes through Mather Gorge. The combination of dropping and narrowing as the river passes over jagged rocks creates a dramatic series of waterfalls and rapids. It’s a stunning, and easy to reach slice of nature only 18 miles from busy Washington DC.

Great Falls is part of the George Washington National Parkway, a scenic drive connecting historic sites from here to  George Washington’s Mount Vernon.