Owner FAQs

No, we believe tenants should have full access to the entire property, including sheds, closets, and any other areas. Our goal is to ensure that tenants feel like the property is truly their home while they are living there, not just a rental. Restricting access or leaving personal belongings behind can create a sense of limitation and discomfort. To provide the best experience for tenants and avoid potential disputes, we recommend that landlords remove all personal items before the tenant moves in.

We make it easy for you to receive your funds by offering direct deposit. Your money will be deposited into your account by the 15th of every month. If your rent has not been collected, you will be notified by the 6th of the month.

Absolutely. We can accomplish all the necessary steps through phone and email.

We strongly believe our services are worth the prices we charge. We stand apart from our competitors because of our pleasant and prompt communication, our heart for service, and our dedication to our clients.

No. We do not manage furnished properties or short term rentals. We specialize in long-term rentals.

You will need to have Landlord/ Dwelling policy naming Cobb & Co Property Management, LLC as the additional insured.

Cobb & Co Property Management holds onto your security deposit in our trust/escrow account.

According to state statutes, landlords are only allowed to collect a maximum of 2 months' rent as a security deposit, including any pet deposit. Please note that administrative fees or monthly pet rents are not included in this limit. We are here to help you navigate these requirements and ensure that you're in compliance with all state laws.

In depth resident screening is the foundation of a good property management experience. Our in-house screening process includes an in-depth look at each applicant to ensure we place high quality residents in our properties. Learn more about how we screen residents here.

You do not have to accept pets but we find that approximately 75% of our prospective residents have them. That means that if you choose not to accept pets, you are reducing your prospective inquiries by 75%. Please note that service animals are allowed with the proper documentation.

Yes. We have taken over management in situations where a resident may be delinquent in rent or the owners are having difficulty managing a current resident. When this happens, we perform a full lease audit and work with the resident to ensure that they either conform to the terms of the lease and bring their rent current, or when necessary, vacate the property.

During periods of vacancy, feel free to undertake any necessary make-ready tasks on your property. However, when a resident occupies the premises, we must then use vendors that have been screened and approved as vendors. Since we are continuously growing our vendor portfolio, you are welcome to share your preferred vendors to Cobb & Co Property Management.

Yes, there are some additional costs related to safety and maintenance that landlords will incur. These costs ensure the safety of tenants and the proper maintenance of your property, and they include:

• Annual Smoke Alarm Inspection: In compliance with the Virginia Residential Landlord and Tenant Act, we coordinate an annual inspection and provide tenants with a certificate verifying that all smoke alarms are present, tested, and fully operational within the past 12 months.
• Dryer Vent Cleaning (Every 2 Years): To prevent lint buildup, a leading cause of appliance-related fires, we schedule dryer vent cleaning every two years. This not only improves dryer efficiency and reduces energy costs but also enhances tenant safety by minimizing fire risks and, in gas dryers, reducing carbon monoxide buildup.
• Gas Fireplace Inspection and Cleaning (Every 2 Years): Routine cleaning and inspection of gas fireplaces every two years help maintain safe operation, prevent gas leaks, and ensure proper ventilation, reducing fire hazards.
• Wood-Burning Fireplace Inspection and Cleaning (Every 5 Years): To prevent dangerous creosote buildup and maintain proper ventilation, wood-burning fireplaces will be cleaned and inspected every five years, ensuring long-term safe use.
• Well Water Testing: If your property uses well water, testing is conducted at the start of management to ensure water quality and safety. Further testing may be required based on results or changes in conditions to ensure compliance with health standards.