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.

Prince William County Rental Market Trends (2020–2026): What Landlords Need to Know

Understanding rental market trends is critical for landlords who want to price correctly, reduce vacancy, and protect long-term returns. In Prince William County, the rental market has gone through distinct phases of growth and stabilization since 2020.

Below is a high-level look at how rents have changed — and what it means for property owners today.

Rental Market Snapshot: 2020–2026

Illustrative trend shown above reflects aggregated rental index data from regional housing reports and listing platforms. While individual neighborhoods and property types vary, the overall direction is clear.

Key Takeaway:

👉 Rents increased sharply from 2020–2023 and then began to stabilize from 2024–2026.

Year-by-Year Breakdown

2020–2021: Pandemic Shift & Early Growth

• Increased demand for suburban housing

• Remote work pushed renters outward from DC and Arlington

• Rents began rising steadily as inventory tightened

2022: Acceleration Year

• One of the strongest rent growth periods in Prince William County

• Limited housing supply + high demand

• Many landlords saw double-digit increases compared to pre-pandemic levels

2023: Peak Growth Period

• Rents reached new highs

• Demand remained strong, but affordability concerns began to appear

• Pricing strategy became more important than ever

2024–2025: Market Normalization

• Rent growth slowed to low single digits

• Vacancy rates stabilized

• Overpricing began leading to longer days on market

2026: Stability Over Surges

• Rents remain historically high, but increases are modest

• Market favors well-managed, well-priced homes

• Professional pricing and tenant quality matter more than aggressive rent hikes

What This Means for Prince William County Landlords

✔ Rental income is significantly higher than in 2020
✔ The era of automatic, rapid rent increases is over
✔ Pricing too high now causes longer vacancy, not higher returns
✔ Strategic management is the difference between stability and stress

This is no longer a “set it and forget it” rental market.

Why Professional Management Matters in a Stabilizing Market

As the market levels out, landlords who rely on outdated pricing, delayed maintenance, or poor communication risk losing ground.

At Mo Wilson Properties, we help landlords adapt to current market conditions by:

• Using local rent data and real-time trends to price accurately

• Reducing vacancy through professional marketing and screening

• Coordinating maintenance quickly to protect rent levels

• Providing transparent reporting so owners can track performance

In a stable market, execution matters more than optimism.

Final Thoughts

From 2020 to 2026, Prince William County rental rates:

• Rose sharply

• Reached new highs

• Entered a more balanced, sustainable phase

Landlords who understand these shifts — and manage accordingly — are positioned to win long-term.

If you want help navigating today’s rental market with confidence and clarity, Mo Wilson Properties is built to support owners through every market cycle.

Optional CTA

Thinking about your rental pricing or property performance in Prince William County?
Contact Mo Wilson Properties for a professional market review and see how today’s trends impact your home. (703) 878-0000 www.MoWilsonProperties.com

Why We Use AppFolio: Professional Property Management Powered by Better Technology

Choosing the right property management company isn’t just about who collects rent — it’s about how your property is managed, tracked, and protected behind the scenes.

At Mo Wilson Properties, we believe great management requires great systems. That’s why we use AppFolio, one of the most trusted property management platforms in the industry.

Here’s why that matters to you as a property owner.

What Is AppFolio?

AppFolio is a professional-grade property management software used by top-performing property management companies nationwide. It centralizes everything related to your rental property — from rent collection to maintenance to financial reporting — into one secure, streamlined system.

In short: it replaces spreadsheets, paper trails, and guesswork with clarity and accountability.

1. Faster, More Reliable Rent Collection

Late rent is one of the biggest frustrations landlords face.

With AppFolio:

• Tenants can pay rent online, automatically, and on time

• Payments are tracked in real time

• Late fees are applied consistently according to the lease

• Funds are disbursed to owners promptly and accurately

What This Means for You

You get predictable cash flow, fewer excuses, and fewer follow-ups — without awkward conversations.

2. Clear, Transparent Financial Reporting

One of the most common complaints landlords have about property managers is unclear or delayed financial statements.

AppFolio provides:

• Detailed monthly owner statements

• Easy-to-read income and expense breakdowns

• Secure owner portals with 24/7 access

• Year-end reports ready for your accountant

Why This Matters

You always know:

• What rent was collected

• What expenses were paid

• Where every dollar went

No guessing. No waiting. No surprises.

3. Streamlined Maintenance With Full Visibility

Maintenance problems don’t just cost money — they cost trust when they’re handled poorly.

With AppFolio:

• Tenants submit maintenance requests online

• Requests are tracked from start to finish

• Vendors are coordinated efficiently

• All work orders and invoices are documented

Owner Benefit

You can see:

• When an issue was reported

• How it was handled

• What it cost

• When it was resolved

This protects your property and eliminates “I didn’t know about that” moments.

4. Better Communication, Less Friction

AppFolio centralizes communication so nothing falls through the cracks:

• Tenant messages

• Maintenance updates

• Owner notifications

• Lease documents and notices

Why That’s Important

Clear documentation and consistent communication reduce misunderstandings, disputes, and liability — especially in regulated states like Virginia.

5. Stronger Compliance and Record Keeping

Virginia landlord-tenant law requires accurate documentation, timelines, and consistency.

AppFolio helps ensure:

• Lease documents are stored securely

• Notices are tracked and timestamped

• Deposits, charges, and credits are properly recorded

• Records are available if questions ever arise

This Protects You

If a dispute occurs, proper documentation can make the difference between a smooth resolution and a costly problem.

Why Technology Alone Isn’t Enough

Software doesn’t manage properties — people do.

AppFolio is powerful, but it only works when paired with:

• Knowledge of local laws

• Strong tenant screening

• Proactive decision-making

• Consistent enforcement

• Professional judgment

That’s where Mo Wilson Properties comes in.

Why Mo Wilson Properties + AppFolio Is the Right Combination

At Mo Wilson Properties, AppFolio supports — not replaces — professional management.

You get:
✔ Local expertise and hands-on oversight
✔ Professional tenant screening and leasing
✔ Proactive maintenance coordination
✔ Transparent reporting and communication
✔ Technology that keeps everything organized and accessible

The result is less stress, fewer surprises, and better long-term performance for your rental property.

The Bottom Line

Using AppFolio allows Mo Wilson Properties to deliver:

• Professional systems

• Financial transparency

• Faster response times

• Better tenant experiences

• Stronger protection for owners

If you’re looking for a property management company that combines modern technology with local expertise and accountability, Mo Wilson Properties is built to do exactly that.

www.MOWilsonProperties.com (703) 878-0000

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.

How Much Can a Landlord Charge for a Security Deposit in Virginia?

Under Virginia law, a landlord may charge no more than the equivalent of two months’ rent as a security deposit for a residential rental property.

Example:

• Monthly rent: $2,000

• Maximum legal security deposit: $4,000

This limit applies regardless of:

• Lease length

• Property type

• Tenant credit profile

Charging more than two months’ rent — even with tenant agreement — is not permitted under Virginia law.

What About Pet Deposits?

Virginia allows landlords to charge refundable pet deposits, but there’s an important catch:

👉 All refundable deposits combined cannot exceed two months’ rent.

That means:

• A security deposit + refundable pet deposit together must stay within the two-month limit.

• You cannot stack deposits beyond the cap by labeling them differently.

Non-refundable fees (such as certain administrative or pet fees) are treated differently, but they must be clearly disclosed and properly structured to remain compliant.

Why Security Deposit Mistakes Are So Common

Self-managing landlords often run into trouble by:

• Using outdated lease templates

• Copying lease terms from other states

• Assuming tenants can “agree” to higher deposits

• Confusing refundable deposits with non-refundable fees

In Virginia, intent doesn’t matter — compliance does.

What Happens If a Landlord Charges Too Much?

Charging an unlawful security deposit can lead to:

• Tenant disputes

• Required refunds

• Loss of credibility in court

• Delays or complications during move-out accounting

In worst-case scenarios, deposit violations can undermine a landlord’s position in eviction or damages claims.

How Mo Wilson Properties Keeps Landlords Compliant

At Mo Wilson Properties, security deposit compliance is built into our management process.

We help landlords by:

• Using Virginia-compliant lease agreements

• Structuring deposits and fees correctly from the start

• Clearly documenting deposit handling and move-out deductions

• Ensuring timelines and notices follow state requirements

This protects owners from avoidable legal exposure while maintaining professional tenant relationships.

The Bottom Line for Virginia Landlords

✔ In Virginia, the maximum security deposit is two months’ rent
✔ Refundable pet deposits count toward that limit
✔ Mistakes can be costly — even if unintentional

If you’re unsure whether your current lease or deposit structure is compliant, it’s worth reviewing before it becomes a problem.

Call to Action (Optional)

If you own a rental property in Virginia and want to ensure your lease, deposits, and procedures are fully compliant, Mo Wilson Properties can help you manage with confidence and clarity.

The 5 Biggest Mistakes Virginia Landlords Make When They Self-Manage — and How to Avoid Them

Owning a rental property in Virginia can be an excellent long-term investment — but only if it’s managed correctly. Many landlords start out self-managing with the best intentions, only to discover later that small missteps can lead to lost income, legal trouble, or constant stress.

Across Virginia, the same five mistakes come up again and again. Understanding them — and knowing how professional property management prevents them — can protect both your property and your return.

1. Not Fully Complying With Virginia Landlord–Tenant Law

Virginia landlord–tenant law is highly specific. Self-managing landlords often make mistakes such as:

• Using non-Virginia or outdated lease agreements

• Mishandling security deposits or timelines

• Issuing incorrect notices for rent, entry, or termination

• Taking the wrong steps during an eviction

Even minor errors can lead to court delays, dismissed cases, or financial penalties.

How Mo Wilson Properties Avoids This

At Mo Wilson Properties, leases, notices, and processes are handled using Virginia-compliant documentation and procedures. Our systems are designed to keep owners aligned with current state and local requirements, reducing legal exposure and costly mistakes.

2. Inadequate or Emotion-Based Tenant Screening

One of the most expensive mistakes landlords make is choosing a tenant based on:

• A compelling story

• Personal trust

• Incomplete screening

This often leads to late rent, lease violations, property damage, or eviction.

Our Approach

Mo Wilson Properties uses a structured tenant screening process that evaluates credit, income verification, rental history, and overall qualification — helping owners avoid problem tenants and reduce turnover.

3. Incorrect Rent Pricing

Self-managing landlords frequently:

• Underprice out of fear of vacancy

• Overprice and suffer extended vacancy periods

Both scenarios cost money.

How We Protect Your Income

Mo Wilson Properties uses local market analysis and rental data to price homes accurately from the start — helping owners maximize rent while minimizing vacancy time.

4. Delayed or Poorly Coordinated Maintenance

DIY landlords often:

• Delay small repairs until they become big ones

• Use unvetted contractors

• Attempt repairs that should be handled professionally

This can increase costs, upset tenants, and even create liability concerns.

Our Maintenance Coordination

Mo Wilson Properties coordinates maintenance using reliable, local vendors, responding quickly to issues and addressing problems proactively to protect the property and tenant satisfaction.

5. Letting Emotions Drive Business Decisions

Self-managing landlords sometimes:

• Let rent slide “just this once”

• Avoid enforcing lease terms

• Delay difficult conversations or actions

Unfortunately, inconsistency almost always leads to bigger problems.

Our Professional Buffer

Mo Wilson Properties acts as a neutral, professional intermediary, enforcing leases consistently and documenting all actions. This protects owners while preserving professionalism in tenant relationships.

Why Many Virginia Landlords Choose Professional Management

Most landlords don’t struggle because they don’t care — they struggle because property management is a system, not a side task.

Professional management helps eliminate:

• Compliance guesswork

• Costly tenant mistakes

• Time-consuming emergencies

• Emotional decision-making

Mo Wilson Properties provides full-service residential property management designed to protect your investment, your income, and your time.

Final Thought

If you’re self-managing a rental in Virginia and feel like:

• You’re constantly reacting instead of planning

• You’re unsure if you’re fully compliant

• Your time investment outweighs your return

It may be time to consider a different approach.

Mo Wilson Properties helps Virginia landlords avoid the most common self-management mistakes — before they become expensive ones. Give us a call (703) 878-0000 or visit www.MoWilsonProperties.com

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

A towing operator that has contracted with the landlord of a multi-family dwelling may not tow a vehicle for having an expired registration or inspection sticker without providing 48 hours’ warning through a written notice posted on the vehicle. This notice must include the date of posting, and the towing operator must provide a copy of it to the landlord.

A towing operator who fails to post the correct notice, or who tows a vehicle without allowing proper notice, can be fined up to $100 and will be required to reimburse the vehicle’s owner for any towing, storage, or safekeeping costs.

(This is being reviewed in House Bill 925)in Virginia.

Disconnecting Utilities

We’ll now shift to House Bill 906 and SB 480, which concern disconnection of service by a public utility for failure to pay. A public utility is one that’s owned and operated by a locality in Virginia.

Public utilities are restricted as follows from disconnecting residential customers for nonpayment of bills and fees:

• Electric utilities may not disconnect if, during the 24 hours following the scheduled disconnection, the temperature is forecast to be 32°F or below, or 92°F or higher.
• Gas utilities may not disconnect if, during the 24 hours following the scheduled disconnection, the temperature is forecast to be 32°F or below.
• Water and wastewater utilities may not disconnect if, during the 24 hours following the scheduled disconnection, the temperature is forecast to be 92°F or higher.
• National Weather Service forecasts must be used to establish predicted temperature ranges in the area where the customer is located.

  According to HB 906 and SB 480, no utility may disconnect a customer for nonpayment of bills or fees on any of the following days:

  • Fridays
  • Weekends
  • State holidays
  • Any day that falls before a state holiday

  Residential disconnections are also forbidden unless the customer’s account is 45 days in arrears.

  The bills require each subject utility to provide customers with a copy of its disconnection policy when service is established and when disconnection for nonpayment is scheduled. The policy must also appear on the utility’s website. All required notices must be in English and Spanish, and must include information about payment plans and energy assistance programs.

  Notices of nonpayment must be delivered by at least one of the following methods: mail, email, text message, phone call, or door hanger.

   

   

   

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.

Can my Landlord charge me EFT Charges for rent, security deposit and other amounts payable by a tenant. House Bill 1519 prohibits landlords  from charging any fee if a tenant wants to make payments using an EFT. The bill also would have made it a violation of the Consumer Protection Act to impose a fee or surcharge for using an EFT to purchase any good or service, with the exception of ATM service fees or cases where the purpose of the service is to expedite an EFT.  We use a program called Appfolio and as a property manager, we are eating the fees as the real estate property management company.  Most tenants can also pay with ACH and it does make collecting rent between tenant and landlord a lot easier and timely.

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.

Let’s talk about some recent changes to Virginia law that affect lease provisions.

House bill 352 and SB 213 amend the Virginia Residential Landlord and Tenant Act (VRLTA) by altering the language it contains regarding early termination of leases by military personnel. These changes resolved conflicts between Virginia and federal law, and because the bills contain an emergency clause, they became law as soon as the governor signed them.

The new bills state that a member of the U.S. Armed Forces, including the National Guard, may terminate a rental agreement upon receiving either permanent change of station orders or temporary duty orders lasting longer than three months. Previously, the new duty assignment had to be at least 35 miles from the servicemember’s rental unit, but this distance requirement has been removed.

HB 352 and SB 213 add an additional justification for a servicemember breaking their lease early. A servicemember may now terminate a rental agreement if they receive a stop movement order in response to an emergency that is effective for either an indefinite period or a defined period lasting at least 30 days. The emergency must also prevent the servicemember from living in their rental unit.

Communication is always key between the tenant, landlord and or property manager to create a win-win situation for all parties.  Mo Wilson is a retired USMC who fought in Vietnam so we are very aware of our service members and how they are called for duty in an ever changing world.

Why Virginia Law Requires a Resident Agent — and How Mo Wilson Properties Protects You

If you own rental property in Virginia but live in another state, there is a critical legal requirement many landlords overlook: you must have a Virginia-based Resident Agent. Failing to comply can expose you to missed lawsuits, default judgments, and costly legal problems.

This is one of the most common—and expensive—mistakes made by out-of-state landlords.

What Is the Virginia Resident Agent Requirement?

Under Virginia law, property owners and business entities that operate or own real estate in the Commonwealth must designate a Resident Agent (also called a Registered Agent) with a physical Virginia address.

This requirement ensures that:

• Courts can properly serve legal notices
• Tenants have a lawful point of contact
• The state can enforce housing and landlord-tenant laws

If you do not live in Virginia, you cannot serve as your own resident agent.

Who Must Have a Resident Agent in Virginia?

This requirement applies to:

• Out-of-state landlords
• LLCs, corporations, and partnerships
• Trusts holding Virginia real estate
• Owners who self-manage rental properties

Even if you only own one rental property, the law still applies.

What Happens If You Don’t Have One?

Without a proper Virginia resident agent:

• Legal notices may never reach you
• Court papers can be served without your knowledge
• You may lose a lawsuit by default
• Evictions can be delayed or dismissed
• You could face fines or compliance penalties

Many landlords only discover this requirement after something has gone wrong.

Why a Licensed Property Manager Is the Smartest Choice

A Virginia-licensed property management company can legally serve as your Resident Agent, eliminating risk and handling compliance for you.

This is where professional management becomes more than a convenience—it becomes legal protection.

Why Out-of-State Owners Trust Mo Wilson Properties

Mo Wilson Properties has been providing professional property management services in Virginia since 1991, with the systems, staff, and experience to protect out-of-state landlords.

What Sets Us Apart:

• We serve as your Virginia Resident Agent
• All property management is handled 100% in-house
• No outsourcing, no call centers
• Direct communication with our team
• State-compliant leasing and legal procedures

Leadership Built on Accountability & Service

Mo Wilson Properties is led by Mo Wilson, a:

• United States Marine Corps Vietnam Veteran
• Former Washington, DC police officer
• Longtime real estate and property management professional

His background in military service and law enforcement defines how we operate:

• Clear procedures
• Strong documentation
• Firm but fair tenant enforcement
• Always acting in the owner’s best interest

That discipline matters—especially when legal issues arise.

Technology + Personal Oversight

We use AppFolio, a professional property management platform that allows:

• Online rent payments
• Maintenance requests
• Trackable owner and tenant communication
• Full financial transparency

While technology streamlines operations, all decisions and communication remain with our in-house team.

Local Expertise, Statewide Coverage

Most of our managed properties are located in:

• Woodbridge
• Prince William County
• Northern Virginia (NOVA)

However, we manage rental properties throughout Virginia, making us an ideal solution for owners who live out of state.

The Bottom Line for Out-of-State Landlords

If you live outside Virginia and own rental property in the state, you must have a Virginia-based Resident Agent.

Hiring a professional property manager like Mo Wilson Properties:

• Keeps you compliant
• Protects you legally
• Saves time and stress
• Helps maximize rental income

Let’s Walk the Property Together

When you’re ready, we would love to schedule a walkthrough of your property, explain our process, and show you how we protect out-of-state owners.

Why Landlords Trust Mo Wilson Properties

If you own a rental property in Woodbridge, VA, Northern Virginia (NOVA), or anywhere in Virginia, choosing the right property management company can make the difference between steady income and constant headaches.

Mo Wilson Properties has been providing professional residential property management services since 1991, helping landlords protect their investments, secure quality tenants, and maximize long-term returns.

Local Property Management You Can Rely On

We specialize in residential property management in Northern Virginia, including:

• Woodbridge
• Dale City
• Lake Ridge
• Dumfries
• Prince William County
• Fairfax County and surrounding NOVA markets

While most of our portfolio is based in Northern Virginia, we proudly manage rental properties throughout the Commonwealth of Virginia.

Transparent Property Management Fees

Landlords appreciate clarity—and we believe transparency builds trust.

Our standard property management fees include:

• 10% Monthly Management Fee
• $300 Maintenance Reserve
• Leasing Fee: ½ month’s rent (only when we list and prepare a new lease)
• Renewal Fee: $200

No hidden charges. No surprise add-ons. Just straightforward, professional management.

Full-Service Management — 100% In-House

Many property management companies outsource key functions. We don’t.

At Mo Wilson Properties, everything is handled in-house, including:

• Leasing and tenant screening
• Rent collection and enforcement
• Maintenance coordination
• Property inspections
• Owner communication
• Financial reporting

When you call us, you speak directly with the team managing your property—not a third-party vendor or call center.

Technology That Keeps Owners Informed

We use AppFolio, a leading property management platform that allows owners and tenants to:

• Pay rent online
• Submit and track maintenance requests
• View statements and financial reports
• Communicate through a secure, trackable system

This means complete transparency, efficient operations, and fewer headaches for owners.

A Dedicated Local Property Management Team

Our structure ensures every detail of your rental is handled professionally:

• Property Manager
  Oversees owners, leasing, rent, maintenance, inspections, legal issues, compliance, and 1099 reporting
• Assistant Property Manager – Maintenance
  Manages repairs, vendors, and property condition
• Assistant Property Manager – Leasing & Rents
  Handles leasing, renewals, tenant relations, and rent collection
• In-House Accountant
  Ensures accurate financials, reporting, and year-end documentation

This team-based approach keeps your property running smoothly.

Leadership You Can Trust: Meet Mo Wilson

Mo Wilson Properties isn’t just a company—it’s built on leadership, discipline, and service.

Mo Wilson is:

• A United States Marine Corps Vietnam Veteran
• A former Washington, DC police officer
• A real estate professional with decades of experience serving Northern Virginia property owners

His background in the military and law enforcement shaped the company’s core values:

• Accountability
• Attention to detail
• Clear communication
• Doing what’s right—even when it’s difficult

These principles guide how we manage properties, tenants, and owner relationships every day.

Always Acting in the Owner’s Best Interest

Our goal as a property management company is simple:

Protect the owner’s investment while maximizing value.

That means:

• Setting accurate market rents
• Placing high-quality tenants
• Maintaining strong property conditions
• Communicating proactively and honestly

If our landlords aren’t happy, then we’re not doing our job—and we work hard to ensure that never happens.

Schedule a Property Walkthrough

If you’re considering professional property management in Woodbridge or Northern Virginia, we’d love to meet with you.

When you’re ready, we’re happy to walk through your property, review your goals, and explain exactly how we can help.

Owning rental property can be a powerful way to build long-term wealth—but only if it’s managed correctly. Many landlords choose to self-manage their residential properties, often believing they’re saving money. In reality, self-management frequently leads to costly mistakes that reduce profits, increase legal exposure, and create unnecessary stress.
Here are the top 10 mistakes landlords make when they don’t use a licensed professional property manager—and why working with an experienced team can protect your investment.

1. Improper Tenant Screening
One of the most common mistakes is inconsistent or incomplete tenant screening. Missing red flags like prior evictions, unstable income, or poor rental history can result in months of unpaid rent and expensive evictions.
A licensed property manager uses consistent, legally compliant screening standards to protect you from bad tenants and discrimination claims.

2. Violating Fair Housing Laws
Many landlords unintentionally violate federal or state fair housing laws through advertising language, screening questions, or inconsistent application of criteria. Even one complaint can lead to thousands of dollars in fines and legal fees.
Professional property managers are trained to follow fair housing laws strictly and consistently, reducing your legal risk.

3. Using Weak or Outdated Lease Agreements
Online or generic leases often fail to include state-specific clauses, HOA requirements, maintenance responsibilities, or legally required disclosures. This can make leases unenforceable when problems arise.
Licensed property managers use current, state-approved lease agreements designed to protect landlords in court.

4. Mishandling Security Deposits
Failing to meet deadlines, making improper deductions, or not providing proper documentation can result in penalties—sometimes up to double or triple the deposit.
A professional manager ensures deposits are handled, documented, and returned according to the law.

5. Delayed or Poor Maintenance Decisions
Small maintenance issues become expensive problems when ignored. Unlicensed or uninsured contractors can also expose owners to liability.
Property managers maintain vendor networks, negotiate better pricing, and document repairs properly—protecting both the property and the owner.

6. Incorrect Rental Pricing
Overpricing leads to longer vacancies. Underpricing leaves money on the table every month. Emotional or outdated pricing strategies can cost landlords thousands per year.
Professional managers rely on real-time market data to maximize rental income while minimizing vacancy.

7. Inconsistent Rent Collection
Allowing late payments, accepting partial rent incorrectly, or failing to issue proper notices weakens your legal position and encourages poor tenant behavior.
Licensed property managers enforce clear, consistent rent collection policies that protect your rights.

8. Improper Eviction Handling
Self-help evictions, incorrect notices, or missed court procedures can delay the process for months—or expose landlords to lawsuits.
A professional property manager understands the legal eviction process and ensures everything is done by the book.

9. Poor Record Keeping
Incomplete records, mixed funds, and missing documentation can create problems during audits, disputes, or tax season.
Property managers provide organized financial records, maintenance logs, and year-end reporting, giving you peace of mind.

10. Emotional Decision-Making
Many landlords avoid rent increases, give repeated chances to problem tenants, or delay action because they feel uncomfortable enforcing rules.
Professional managers remove emotion from the process and make business-focused decisions that protect your investment.

Why Professional Property Management Pays for Itself
A licensed property manager doesn’t just collect rent—they protect your asset. The cost of management is often far less than the cost of:
One bad tenant
One legal mistake
One prolonged vacancy
In most cases, professional management increases net income while reducing risk and stress.

Ready to Protect Your Investment?
If you’re tired of late payments, tenant issues, or legal uncertainty, professional management may be the smartest move you make.
Contact Mo Wilson Properties today to learn how we can help you maximize returns and minimize headaches.