Decorating a Rental House

Those who opt to rent a house as opposed to an apartment may still be held to certain restrictions regarding the type of decorating which can be done on the property. These restrictions may be stricter or more lenient than those typically enforced when a renter is renting an apartment property. This will largely depend on the preferences of the homeowners. Homeowners who do not want to see major modifications done to the property may place strict restrictions while those who want to see the property improved may allow the renter a great deal of freedom in their decorating options.Continue reading

Alexandria and Arlington Real Estate exchanges with Nesbitt Realty

Properties in Arlington

Nesbitt Realty is a top-ranked brokerage serving buyers, sellers, renters, and Landlords throughout National Capital Region in Northern Virginia and Suburban Maryland.

Properties in Alexandria

2204 Fordham Dr

Incredible Addition! Floor to Ceiling Windows, Reclaimed Wood used on the Exposed Beams, Ceiling & Breakfast Bar. Heated Floors, Built-in Bookcases Throughout, Glass Barn Doors, Skylights, Southern Exposure Provides Lots of Sunlight, River Stone Floor & Walk-In Shower in Bathroom Addition, Quartz Counters in Open Concept Kitchen, 3 En Suite Bathrooms, Tall Ceilings, Professional Landscape Plan. [Fordham Village - $895,000]

4331 Mount Vernon Memorial Hwy

Home is located on 1 acre sited on back of the lot away from Mt. Vernon Hwy (see attached plat). Substantial updates and improvements through the home (see attached document of upgrades). Upper level 4h bedroom converted to walk-in closet. Family room addition off kitchen and breakfast room leading to rear deck. Fabulous living room with gas fireplace and custom built-ins. Fully finished LL. [Mt Vernon Park - $749,900]

1948 Marthas Rd

Stunning contemporary masterpiece in Hollin Hills completely renovated from top to bottom! Large addition includes family room off kitchen&luxurious master suite w/vaulted ceilings, walk-in closet&huge master bath overlooking courtyard! Expanded kitchen open to dining/family incl. 42" modern cabinets,custom backsplash,silestone counters & S/S Appl. Newly installed H/W floors&Recessed lighting t/o. [Hollin Hills - $834,900]

3920 Usher Ave

Fabulous townhome with large stone patio, side kitchen entrance and off-street parking. Spacious interior with beautifully refinished floors, freshly painted throughout, finished basement with new carpet, three upper level bedrooms. [Cameron - $399,900]

6300 Gentele Ct


5913 Mayflower Ct #101

ALL UTILITIES INCLUDED!!!! This spacious 2 bedroom and one bath is convenient to the Beltway, retail and local parks. Large balcony with great views of the skyline. Large living area with plenty of room for furniture and also a separate dining area great for entertaining guests and family meals. 2 unassigned parking spots [Mayflower Square - $189,900]

112 Cambria Walk

Impressive 4 story townhome located in Alexandria Citys popular West End for Immediate Delivery! 4 spacious bedrooms plus a large rec room. Rooftop terrace with Sliding Doors to outdoor entertaining space. Hardwood on main kitchen level. Beautifully upgraded kitchen with quartz counters and stainless steel appliances. Walkable to Van Dorn Metro Station and other retail close by. [Cambria Square - $894,681]

2408 Fort Dr

Fantastic Location and Condition! Walk to Metro!! Brand New Gourmet Kitchen with Stainless Steel Appliances and Granite Counter Tops! Walk-Out Basement with Awesome Back Yard Barbecue Entertainment Area with 2 Outdoor T.V's! Walk to Metro!!! [Fair Haven - $524,900]

3205 Commonwealth Ave #D

Spacious 1 bedroom/1 bath unit - the largest in Auburn Village at 700 sq. ft.! Featuring beautiful hardwood floors throughout, fresh paint, walk-in closet, front and rear entrance, two off-street parking spots (near back door). Conveniently located near historic Del Ray area, 2 blocks to bus to Braddock Rd. Metro, walk to shops, and restaurants. Contact agent regarding special assessment. [Auburn Village - $215,000]

6329 Quander Rd

Motivated Seller! main lvl br/den & fb, Wonderful home, spacious & upgraded with numerous luxuries. High ceilings, decorative molding, 2-story foyer & family room. Open kitch w/ss apls, granite, island, pant, wine cooler and sep brkfst rm. Impressive Gated Entrance w/Brick & Iron Fencing! Bordering Alex VA's Premier Community of "Belle Haven" This home is a Great Value & 1.2 miles to METRO! [Fordham Village - $799,890]

Nesbitt Realty is a family-run Real Estate brokerage with a small-town touch.

What Do Property Managers Do?

Property managers can come in the form of a person or a company. Either way, what they do can be simply summarized as: getting paid to oversee a real estate property on behalf of the owner.

The responsibilities of a property manager include (as applicable) dealing with the property’s tenants, facilitating repairs or improvements necessary for homes, assuring overall cleanliness and general maintenance of the property, landscaping, etc. This is, of course, in line with any arrangements the property manager has agreed upon with the owner.

Amin & Will in Lowes

It is possible for a property manager to handle multiple properties and interface with several owners. Services offered may also differ depending on the type of property and what was initially agreed upon with the owner. For example, in the case of vacation homes, which are only periodically occupied, greater security measures may have to be employed by the property manager. The property manager must also be certain that everything is in place and ready whenever the owner comes over for vacation.

There are also cases when the property manager is tasked to handle a commercial property, wherein one of the requirements is to operate the business (if the manager is qualified) as well as managing the property itself.

For a property manager to be effective, he or she must be able to maintain a good relationship not only with the owner of the property but also the tenants. This should be done on top of the core duty of maintaining, beautifying and keeping in order the real estate property.

With the right property manager, owners can rest assured that their properties are in good hands and tenants can enjoy the satisfaction of living in a secure, well-maintained and beautiful home.

4 Eѕѕеntіаl Qualities оf a Prореrtу Manager

Nowadays, оwnіng a rental рrореrtу, аnуwhеrе оn thіѕ earth, rеԛuіrеѕ hiring of a рrоfеѕѕіоnаl аnd efficient рrореrtу mаnаgеr. Wоrkіng wіth a property mаnаgеrѕ іѕ hіghlу beneficial іn many rеѕресt but аll mаnаgеrѕ do not hаvе thе same соmреtеnсу tо undеrѕtаnd thе nееdѕ аnd іntеrеѕt of thе owners. Fоr this rеаѕоn, іt іѕ nесеѕѕаrу thаt property оwnеrѕ consider certain qualitieѕ bеfоrе hiring a rental mаnаgеr. Thеrе аrе ѕоmе аttrіbutеѕ whісh are a muѕt fоr any property mаnаgеr.

Whаt features a property mаnаgеr ѕhоuld еѕѕеntіаllу hаvе?

Hеrе іѕ a list оf еlеmеntѕ that еvеrу рrореrtу owner should еxресt from thе management company.

  • Dеtаіlеd аnd Organized  – Thіѕ is one оf thе рrіmе сhаrасtеrіѕtісѕ thаt a рrореrtу mаnаgеr muѕt have. Thе property mаnаgеr must соnduсt еvеrу tаѕk with іn-dерth information аnd knоwlеdgе. The property manager needs to know that thаt each tenant is mаkіng timely rent payments. To achieve that goal, the property manager must keep fіnаnсіаl rесоrdѕ and should provide a monthly statement to the landlord. The property manager must send late notices, рrосеѕѕ еvісtіоnѕ, ѕеnd communications аnd lеttеrѕ, muѕt keep trасk of the lеаѕе end-dates аnd while keeping up with required and scheduled details lіkе maintenance. A property manager hаs to lооk аftеr thе daily operations of a рrореrtу. Nesbitt Realty has the tools, experience and ability to track these details.
  • Adequate Lеgаl Knowledge – Having рrореr lеgаl knоwlеdgе іѕ a сruсіаl аѕресt оf property management. Your property manager has to not only know the Federal, state and local laws, but has to stay apprised of changes in the law as they occur. Nesbitt Realty is committed to staying abreast of legal updates and best practices in property management.
  • Commitment tо Work -Onе асhіеvеѕ grеаtеr satisfaction to wоrk when one knоwѕ thаt he has еmрlоуеd a dеdісаtеd рrореrtу mаnаgеr to hаndlе hіѕ property. Not оnlу ѕhоuld the mаnаgеrѕ hаvе еnоugh еxреrіеnсе іn the іnduѕtrу they are working, thеу should аlѕо have competent knоwlеdgе about thе іnduѕtrу. All thеѕе wіll еnаblе thе owner to еndоw a rеѕроnѕіblе property mаnаgеr tо lооk аftеr hіѕ business. Nesbitt Realty property managers understand that this vocation requires a 24-hour, 7-day a week commitment.
  • Exсеllеnt Communication Effісіеnсу – A рrореrtу mаnаgеr muѕt hаvе a hіgh dеgrее of communicating аbіlіtу. Onе оf the рrіmе tаѕkѕ оf the managers is tо kеер the tеnаntѕ hарру аnd соntеnt, and this is оnlу possible when the mаnаgеr is able to еffесtіvеly соmmunісаte.

Learn more about Nesbitt Realty property management

We love helping our clients achieve their real estate goals.

Properties in Carlyle District

309 Holland Ln #226

Convenience AND Location! Ride the elevator to Whole Foods for dinner! One staircase to the work-out room. One block to King St. Metro & restaurants! Free trolley to the River & lower Old Town. Fabulous corner unit wrapped in windows. Beautiful HW floors. Attractive, open kitchen. w pantry. Two generous master suites. WIC's! Den w French doors & built ins. Garage Pkg. Storage. Low utilities.[$635,000 - Alexandria, VA 22314]

309 Holland Ln #232

Welcome home! Luxury and convenience at your fingertips. Bright, spacious 2 BR 2 BA unit located above Whole Foods. Highlights: Hardwood floors, gourmet kitchen w/ss appliances,granite,full size w/d, 2 master bedrooms. Living room opens to a balcony with view of courtyard. garage parking, extra storage, fitness center, party room. Steps to to King St metro, shops, restaurants,movies, waterfront..[$499,000 - Alexandria, VA 22314]

2121 Jamieson Ave #1903

Spacious 3bed/3bath high floor condo (1,975 sq.ft. not including 2 enclosed balconies) at amenity rich Carlyle Towers (pool, exercise room, concierge, etc.). Warm wood floors, custom built-ins, ample closet space. Quick walk to King Street Metro, shops & restaurants in Old Town. Minutes to the Pentagon, Reagan National & DC. 2 car garage parking + additional storage included.[$895,000 - Alexandria, VA 22314]

520 John Carlyle St #104

GORGEOUS! A must see unique and sophisticated two level urban condo with spectacular floor-to-ceiling windows (approximately 20 feet). This open floor plan features concrete ceilings, exposed duct work, granite & stainless steel appliances in kitchen and a cozy loft. Garage parking space included. Moments to Metro, Whole Foods & Old Town. Pool/gym membership available.[$574,900 - Alexandria, VA 22314]

2121 Jamieson Ave #809

Rarely available 2 bedroom/2 full and 1 half bath with den. Unit conveys with TWO GARAGE SPACES. Brand new paint and carpet thru out. Large bedrooms and lots of closets/storage. Light-filled unit. Enclosed balcony (not included in 1415 sq footage). Washer/dryer in unit. Fabulous views of Masonic Temple, Capitol and Washington Monument. Walk to Metro, shopping, restaurants[$649,900 - Alexandria, VA 22314]

For more information or to set up an appointment call Stuart at (703)765-0300.

Rental Management Services

Here’s an email I recently sent to a landlord who has questions about our property management services.

As promised here is my detailed reply. I’m numbering my answers so you can compare to your questions below.
1. We locate tenants with a multi-pronged approach but we primarily attract tenants through the Multiple Listing Service and one of our many websites.  We do a background check on our applicants to learn credit history, employment history, income and criminal record.  We report the results to you along with a positive or negative recommendation depending on what our investigation uncovers.
Listing a property for rent is a separate service apart from property management.  Some landlords only use us to list property for rent.  Some landlords only use us for property management.  Most landlords do both.  Each time the property is listed for rent there is a fee to the landlord.
Our structure is a little different from most companies in that we explain where the commission goes and then let you set the fee as you wish. We make a recommendation for how much the landlord should pay, but allow the landlord to set the fee at any level. I think this makes more sense than setting an arbitrary number.  I would expect by glancing at your property online you will probably want to pay at least one half of one month’s rent to list the property, but you may wish to pay as much as three-quarters of a month rent. I can explain this at length when you contact us but in short some landlords sometimes pay higher commissions to attract more attention from agents.
In subsequent years, if the tenant stays on we don’t need to market the property and you won’t have to pay a commission.  When the tenant moves on we’ll need to list the property for rent again. Nearly every landlord is looking for a longer term renter for this reason.  The minimum lease we recommend is 12 months.  In the rare event that a lease is less than 12 months, we pad the rent to recoup the additional expense to the landlord.
2. Our brokerage currently manages about 100 properties.  We are a family business, not a large corporation.  Our landlords and tenants know us personally and we know them personally.  We do have a team approach. For example my wife handles the processing or rent checks and the preparation of monthly reports. My son often helps with dispatching handymen and with move-in and move-out inspections.  But no matter who you talk to the buck always stops with me and no matter who you talk to we generally all know what is going on with our properties.
Currently, we only have one member of the foreign service as a client but we have a good number of clients who are overseas. Some of our overseas clients are high-ranking military, intelligence service agents, foreign nationals who have returned to their home countries, diplomatic persons and I can even call to mind a couple of academics who are in the wilds doing field research. We are well-accustomed to the challenges of dealing with landlords who might be 8 to 12 hours different in time zone and who may or may not have regular access to a phone.
3. I do not own any properties in 22206.  We sold most of our own Northern VA rental properties a few years ago. Even then our properties were not in that zip code.  We still have some property that is out of the area and for that we rely on a property manager.  In fact, the only rentals we’ve ever had serious problems with are the properties which we owned and personally managed.
As an aside, without effort, I can call to mind 3 properties which we manage and that are in close proximity to your property.  Two of these are condos and one is a single-family residence.  The SFR is owned by an Indian technology guru who returned to India to raise his kids.  One of the two condos is owned by a recently retired judge who move back to his home state.  The third property is owned by a local attorney who does not want the hassle of managing his property. There may be a few more in your neighborhood, but those are the three that pop in my head.
4. We can inspect as often as you like, but we generally only inspect the property once per quarter.  We do not do the inspection ourselves.  Instead, we send a handyman who will check every system on the property and write up any deficiencies along with any recommendations.  There is a small fee for this inspection ($35 or so) to cover the handyman’s time.  But we do not charge anywhere near 10% of the monthly rent.  Our rates vary depending upon the property, but we will charge 6.5% of the monthly rent for a property such as yours.
5. We use a software called Rent Manager to track our landlord’s expenses and accounts. I will copy this email to my wife Julie who can send you and example report on Monday.
6. We do not charge a fee when the property is vacant.  We are only paid when you are paid.  Money in general does not flow from you to us.  Rather it flows from tenant to our company and then to your pocket.  Rent is due on the first of the month.  Most of the tenants pay sometime between the 29th and 3rd of the month.  There is a grace period until the fifth day of the month.  If rent is not received by the fifth of the month we charge a late fee to the tenant and swiftly ramp up to begin the eviction process. We quickly train any tenants to understand that we do not play around with rent and deadlines.
We pride ourselves on how quickly we get the money to our landlords.  Some companies take 10 to 15 days to process rents.  We usually deposit money into the landlord’s bank account within 24 hours of receiving payment.  Because of the extensive background checks mentioned above, we generally don’t have much problem with unpaid or late rents.
7. Tenants contact us for repairs and we select the most cost-effective and prompt solution available.  If the repairs are less than around $250 we generally do not get bids, we just make the work happen.  We allow landlords freedom to set their own notification level.  For most condos we recommend a $250 threshold.  For most townhouses and single-family homes we recommend $350.  However, yesterday a newly-made landlord asked that we set that number at $1. (Yes.  ONE dollar.) We will abide by her request.  A few of our busiest landlords don’t want to hear about bothered by anything less than $1k.
We do not “mark-up” any maintenance requests.  We do not charge anything extra to manage repairs. Maintenance is not a profit center for us.
8. Property reports are usually delivered just a few days after rents are processed.
Our clients like us because we are very responsive to both tenants and landlords.  We always seek out the most cost-effective solutions for our landlords.  We are not an enormous company.  You can call at any normal hour of the day and most likely reach the principal broker (me).  If you call at a strange hour, you still might reach me.  If you don’t reach me, I’ll call you back promptly. Most of our competitors charge higher fees than we charge. So we believe that our combination of price and service is very tough to beat.
I look forward to meeting you and thank you for the opportunity to be of service.
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    Property managers can come in the form of a person or a company. Either way, what they do can be simply summarized as: getting paid to oversee a real estate property on behalf of the owner. The responsibilities of a property manager include (as applicable) dealing with the property’s tenants, facilitating repairs or improvements necessary…

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