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Gainesville Warrenton

The Expert Choice in Property Management

Property Management is our passion and we strive to provide each of our clients with the value of full service Property Management and our tenants have come to appreciate our expert level of service.

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Why Hire Us?

Since 1995 we have been northern Virginia's property management specialist!

We are a local, family - owned and operated company who are nationally recognized experts in Property Management! Our goal is to maximize the long-term financial return on your rental property through a hands-on and proactive approach to property management.

Watch our short 2-minute video to learn exactly how we help our Owners realize this goal!

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In between the time you sell your client a home and they are ready to sell it again, we are your resource for managing the property and making sure you retain your client throughout. We treat your clients as our own and have programs in place to make sure they come back to you.

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"I rented my townhouse in Gainesville through William and his staff ARMI in 2011 and I honestly can’t imagine if we had went in a different direction. They have been great every step of the way. Thanks again for the peace of mind!" - Alpoor Reedy

"ARMI is an excellent company to work with. They rented my house in a matter of days, found a great tenant, and are incredibly responsive with any questions and/or concerns we have about the house. In addition Trey was instrumental in helping us find, buy and close on our new home. His expertise in real estate, his local knowledge and his extensive contacts helped us tremendously in every step of the process." - Patrick Heijmen


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If you are a Landlord who is in a situation with a difficult tenant and you need an expert's help, we are here to save the day! We have saved many Owners get out of a potential financial and legal nightmare and can step in to get your rental property earning money again!

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For our current tenants, we make renting from us easy and convenient. Pay your rent or submit maintenance requests, any day, any time.

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Northern Virginia Property Management Blog

Fair Housing and Reasonable Modifications

Web Admin - Tuesday, May 05, 2015

The Federal Fair Housing Act prohibits discrimination in housing based on race, color, religion, sex, national origin, familial status, and disability. The Department of Justice (the DOJ) and the Department of Housing and Urban Development (HUD) jointly enforce this landmark legislation. Most states also have additional Fair Housing laws. 

Fair Housing requirements make it unlawful for a housing provider or homeowners' association to refuse to allow a reasonable accommodation or a reasonable modification to the premises when they may be necessary to afford persons with disabilities full enjoyment of a dwelling, including public and common use spaces.

  • reasonable accommodation is a change, exception, or adjustment to a rule, policy, practice, or service.
  • reasonable modification is a structural change made to the premises. Reasonable modifications can include structural changes to interiors and exteriors of dwellings and to common and public use areas. The property owner or manager must permit the modifications but they are at the tenant's expense.

Examples of reasonable accommodations are:

  • Renting to a disabled person
  • Allowing a disabled person to have a support animal
  • Not charging additional fees or pet deposits for a support animal
  • Providing a wheelchair ramp in a common area

Examples of reasonable modifications are:

  • A resident with a hearing disability wants to install a peephole in her door so she can see who is there before she opens it.
  • A resident with a mobility issue wants to install grab bars in the bathroom.
  • A resident with a mobility issue wants to install a ramp outside the building in a common area.

Here are other facts regarding reasonable modifications:

  • The tenant or someone acting on the tenant's behalf is responsible for costs associated with a reasonable modification.
  • A reasonable accommodation is at a resident's request for a person with a disability and the property owner and/or manager can request 3rd party verification (like a doctor's note) that a modification is necessary.
  • A tenant can make a request for a reasonable modification at any time before or during the tenancy.
  • The tenant's request must be reasonable and should not present an undue burden on the property owner.
  • If the modification is not reasonable or if it would impose an undue hardship, the property owner can deny the request.
  • If the property owner denies a request, a property owner and/or manager should send a letter to the applicant or resident. The letter should explain the denial, the facts behind the denial, how they discovered the facts, and offer to meet with the applicant/resident.
  • Property owners or managers should not offer to make a modification to a resident but should wait for a resident to request the modification. Offering a modification before it is requested may subject a property owner to a claim of discrimination.
  • To show that a requested modification may be necessary, there must be an identifiable relationship between the requested modification and the individual's disability.

HUD and the DOJ receive numerous complaints alleging that property owners and/or managers are refusing both reasonable accommodations and modifications to persons with disabilities. Complaints can lead to legal action and/or financial losses for investors.

As your Northern Virginia  property management company, we take each request by the disabled seriously, reviewing the costs and the Fair Housing laws upon receipt of the request prior to taking action. We will always work to avoid incurring risk for your investment and following the Fair Housing laws are a top priority.

Tax season is upon us yet again

Web Admin - Tuesday, March 31, 2015

First and foremost allow us to give our standard Realtor disclaimer when offering information that it is outside our normal scope fo work. We are not an Accounting Firm, nor are we CPAs. For details and specific advice, consult a tax professional. If you dont have a tax professional, ask us, we know some good ones....

With that out of the way, Tax season is upon us yet again. However, if you are an owner of an investment property then there is good news (well, some good news). Other than the obvious deductions you are allowed to claim by owning property (Interest paid on mortgage, Property Taxes, etc.), owning a rental property allows you take just a little more. Here are the Top 5 as we see it:

1. Depreciation:
Depreciation is the decrease in value of property over time as the building structure begins to wear and tear with age. Depreciation can only be used for tax purposes on rental properties; you cannot claim depreciation for the home that you live in. Depreciation lets you lower your taxable income by the amount you depreciate your home. This amount is figured by taking the value which your building is worth (Sales Price - Land Value) and dividing it by 27.5 (the useful life of a home). This gives you the amount you are allowed to deduct from your taxes.

2. Repairs:
This is pretty straightforward. The cost of repairs to your rental property is allowed to be deducted from your taxable income. ARMI highlights this amount in all year-end income statements.

3. Travel:
You are allowed to deduct the cost incurred by traveling to and from your rental property. For 2009, the standard mileage rate for each mile of business use is 55 cents per mile. Your rental property is a business.

4. Management Expense:
Yep. We are deductible too. Plain and simple. Also, any other professional services firm you hire in association with your rental property is deductible too (i.e. accountants, lawyers, etc.)

5. Vacancies:
Hopefully this one won't come up (especially if managed by ARMI), however, you may be able to deduct your ordinary and necessary expenses (including depreciation) for managing, conserving, or maintaining the property while the property is vacant. However, you cannot deduct any loss of rental income for the period the property is vacant.

We hope this helps you in your tax preparations.... For more information visit http://www.irs.gov/publications/p527/index.html. Publication 527 deals with Rental Properties.

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Office: (703) 753-1801
Fax: (540) 347-1900

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Office: (540) 347-1901
Fax: (540) 347-1900