Wallace S. Gibson CPM * GRI

As many Realtor/MLS systems attempt to save monies, many have stopped printing member rosters as well as providing hard copies of print newsletters, etc. While searching for Realtor member contact information, I often have to search THRU to the agent's website through their firm/company website from our MLS system and many of these brokerage sites are old, stale and need better "curb appeal".

I've redesigned my website 3 times in 5 years. It is hosted by a national home rental website which helps in driving prospects desiring a rental home in my area directly to my site.

I have worked hard to encourage 2 other local pm firms to use the same hosting site so that the national site now has a GREAT selection of rental properties for our Central Virginia Area.

I call this the "the more shoe stores in one area, the better" phenomena. If I can save time shoe shopping, not drive all over town and find what I want in ONE TRIP to the mall, I LOVE it! and I'LL COME BACK.

Maybe it is the cost factor of the brokerage firm and their IT staff was let go first in downsizing; or the fact that agents are having their own sites hosted separately under their own control; however somebody needs to advise these firms that BLACK background on their Home Page is so '90s, site counters are a No-No and old or dead links should be culled, fixed or deleted on a regular basis.

Many RE firm sites try to be all things to all people. Why have a link to the Chamber of Commerce? and send visitors AWAY from your site? Some are restricted by franchise site requirements; however, modernizing as much of the franchise web matrix if possible is a MUST.

One of the reasons I only post VACANT rental home listings on our local MLS is that prospects viewing home listings on that site are less likely to understand the features of my website - multiple homes in slide show presentation, application online, advance contact me feature than prospects who come directly from my postlet listing on Craigslist OR through the national hosting site where such features are the rule and not the exception.

Wallace S. Gibson, CPM * 45 years of property management experience to serve you * Now leasing quality rental homes in the Central Virginia area for summer availability * http://VaHomes4Rent.com

I had occasion to be at our local Realtor association ethics hearing yesterday...second time in 45 years so I consider myself ahead of the curve.....long story short, in preping for the case, I spent most of the time printing copies of the VA rules and regulations pertaining to licensed sales/brokers AND copies of our state landlord-tenant statutes.....just in case.

The tribunal panel was to be made up of 5 Realtor members and the original list of possible hearing members did not include REAL property managers....I provided a list of 20 PM Realtor members and the final hearing panel had 3 PM members, 1 Realtor landlord (owns own rental unit) and 1 Realtor.

As I suspected, the panel - even the PMs - did not know that we, as VA licensees, can not provide copies of the tenant lease EXCEPT under specific circumstances which are outlined in VA landlord-tenant statutes. Also, several of the members did not know that I could not release the tenants' security deposit to the property owner UNLESS I had the tenants' written authorization....luckily, I had the statutes in question to provide to the panel members.

Every year, our state Realtor association provides updates to PMs by way of statewide seminars after the state legislature closes. These seminars are always well attended as they provide the updates on the L-T statutes and licensing regulations specific to PMs....the cost is moderate, CE credits are given and lunch is provided....

I've attended these annual all-day sessions since they started almost 10 years ago and I lobbied for them when I was chair of the state association property management council....

The fact that I know of these existing statutes and the updates is second-nature to me. The fact that I had to take this information to the hearing - just in case - is unsettling. The fact that I actually had to provide the information at the hearing to panel members is disturbing.

Some PM friends of mine just had their first run-in with the print media calling them for a comment on a story ABOUT THEM.

The back story involves their HVAC firm setting up an appointment to do their fall HVAC service and using a key to enter the property. Halfway across the living room, the tech met an hysterical woman with a towel wrapped around her screaming. The HVAC tech apologized and left the unit....then the phone calls started including the still-hysterical woman who barely speaks English calling the PM while he was on his way to a property showing.....then the police got involved and a nasty letter from an attorney quoting sections of a landlord-tenant code not relative to VA, then the local weekly "tab" called for the PM's side of the story.

As someone who was married to a newspaper publisher for 12+ years, I know not to go to battle with someone who buys their ink by the barrel even in these lean times for print media. I did not learn of the PM's discussion with the "tab" reporter until it as over and they were looking for their side of the story in the tab one day.....luckily, it was not there yet.

Then I learned that the HVAC firm had been contacted regarding this issue and I strongly urged them to not talk to the reporter (I use the term loosely). I asked that the firm owner think about saying "yes" to an interview for a day before responding and I understand he elected to say "no comment".

Just like BAD Yahoo business reviews, hits with the BBB and other "bad press"....the more you say, the likely you re to say something unfortunate and the longer the issue remains alive and "out there".

Seeing that you said "no comment" in print is often BETTER than seeing the damage that can be done when the issue is twisted to become a sensational story.

Challenges and opportunities abound in our profession!!

Wallace S. Gibson, CPM * 45 years of property management experience to serve you * now leasing Central Virginia rental homes in Forest Lakes and Lake Monticello for summer occupancy... http://VaHomes4Rent.com

Dear Property Owner:

I just wanted to thank you for taking the Deadbeats and their 4 children. I know they presented their "prior landlord" as a heartless B-witch and that the property they rented was full of mold; however, the truth is that they were late 3 times with their rent in the 6 months of their 12 month lease and I had placed them on CERTIFIED/BANK funds only for the payment of their rent. I allowed them to pay their December, 2008 rent on the 15th and I agreed to waive their late/notice fees provided they were not late for the remainder of their lease.

When they did not pay their January, 2009 rent on time, I served them with a 5-day pay or quit and filed the unlawful detainer/eviction on them on the 12th of January. They then proceeded to bring up mold, as well as many mis-assumptions regarding the Virginia landlord tenant statutes.

They failed to appear in court; however, they advised the judge via a fax that they would be willing to leave the property in 30 days. The judge awarded me immedite possession that day.

I advised them I would stay their removal by the sheriff for a week so that they could move over the following weekend which is when they contacted your real estate agent and offered to lease your beautiful home. It is unfortunate that your Realtor failed to call me for a reference on them or check the county court website which shows the eviction I had filed. Had your agent run their credit report, they would have noted my inquiry in July, 2008 and that should have triggered a suggestion that they call me directly and verify their story regarding the property they were leaving so abruptly. Had your agent driven by the property they rented from me, he would have seen a 3 year old $350,000 home, much larger than your home and in much better condition.

Again, thank you for taking my deadbeats. If you and your sloppy real estate agent not taken them as residents for your home, I would have had to remove them through the sheriff, gone through abandonment postings for items left at the property and notifications per Virginia eviction rules.

Don't expect your rent for the next few months. I am having his teacher's pay garnished for the judgement for the January rent and I have filed a Small Claims court action against them for the February and March rent.

Wallace S. Gibson CPM * Gibson Management Group, Ltd.

Their OLD home

Having been an "evil fricking property manager for over forty fricking years" to paraphrase CHER.....I've been through several recessions, the tax reform act of 1986, the RTC and now this housing /foreclosure/lender crisis.....one thing I have learned - property managers can THRIVE in ALL forms of housing situations.

In the "good times" * investors buy for tax benefits and appreciation potential and need good property management services to insure their investment performs as expected.

In the "bad times" * reluctant homeowners needing to relocate seek a good property manager to lease and manage their unsold homes AND investors buy good rental properties at reduced prices for tax benefits and even MORE appreciation potential * again requiring management services to insure their investment performs as expected.

If you view 2009 as the year of challenges and opportunities, you will do well.

Wallace S. Gibson CPM * over 40 years of property management experience to serve you. Finding your new rental home in Central Virginia just got easier.... http://VaHomes4Rent.com ....preview our available rental listings online