WARNING: Abrams Realty Engages in Unethical, Retaliatory, and Potentially Illegal Practices! If you are considering renting from or hiring Abrams Realty or James Mitchell Abrams (t/a Jim Abrams)--DON'T. This company has engaged in fraudulent financial practices, misrepresentation, and retaliatory conduct that violate Virginia state law, the Virginia Real Estate Board regulations, and the Virginia Consumer Protection Act. My experience with them has been filled with deception, illegal charges, and intimidation tactics. 1. FRAUDULENT LEASE TERMS & UNAUTHORIZED CHARGES When I signed my lease, it was explicitly stated that water, sewer, and trash were included in the rent. This was confirmed before signing. After realizing their mistake, Abrams Realty attempted to shift these costs onto me, despite the clear lease terms. * I refused to pay unauthorized charges and demanded they either honor the lease or let me terminate it. * They agreed to honor the lease. * But then they retaliated by adding excessive and baseless fees to my account. These included: $50 "gas service violation" fee - I was never informed that gas service was even required. $700 charge for a cracked window - This was an accident while cleaning, yet Abrams refused to cover it under the mandatory Master Insurance Policy ($10.95/month) I was forced to pay for. Late fees and penalties misclassified as unpaid rent - Totaling $1,032.50. This violates the Virginia Residential Landlord and Tenant Act (VRLTA) § 55.1-1204(A), which requires clear disclosure of charges and prohibits excessive fees. 2. UNLAWFUL EVICTION ATTEMPT VIA PAY OR QUIT NOTICE When I disputed these fraudulent charges, Abrams Realty attempted to classify them as unpaid rent and issued a Pay or Quit Notice on January 6, 2025. This notice wrongfully included $950 in legal and court fees--for an unlawful detainer case that was never even filed. This is ILLEGAL under VRLTA § 55.1-1245(A), which prohibits landlords from classifying unauthorized fees as unpaid rent to justify eviction. Legal precedent: Johnston v. Hargrove, 81 Va. 118 (1885) - A Pay or Quit Notice that includes preemptive court costs is invalid. 3. RETALIATION FOR ASSERTING MY TENANT RIGHTS (Our original lease expires 5/31/2025) Around 2/18/25 Abrams sent us a lease renewal offer requesting our response by 3/15/25. On February 24, 2025, at 9:43 AM, I sent a written request for a refund of the $950 in un-incurred court costs and attorneys fees for an ILLEGAL unlawful detainer that was NEVER filed in court by an attorney!! By 10:43 AM, Abrams Realty removed my lease renewal offer from the tenant portal without explanation. This is blatant retaliation, which is ILLEGAL under VRLTA § 55.1-1258(A), prohibiting landlords from retaliating against tenants for asserting their legal rights. 4. FAILURE TO PROVIDE INSURANCE POLICY DETAILS * Abrams forced me to pay $10.95/month for their Master Insurance Policy starting August 1, 2024, after rejecting my own renter's insurance. * When I requested policy details, they refused to provide them. * VRLTA § 55.1-1204.1(A) prohibits landlords from requiring more than two months' rent for security deposits and insurance combined. If this insurance charge was for damage coverage, Abrams Realty exceeded the legal limit. This raises serious concerns about misrepresentation and potential insurance fraud. 5. HISTORY OF DISCIPLINARY ACTION & VIOLATIONS This is NOT an isolated incident. James Mitchell Abrams has a long history of violating Virginia real estate laws. Prior Disciplinary Action - File #2024-01257 * Abrams was found guilty of violating Virginia Code § 54.1-2131(A)(1), which requires real estate licensees to act honestly and in good faith. * The Virginia Real Estate Board fined him $800 and ordered six hours of remedial education on real estate law. * He didn't even appear at his disciplinary hearing, suggesting he had no defense. Prior Disciplinary Action - File #2019-01452 * Abrams was fined $2,550 for violations of 18 VAC 135-20-260.11.b and 18 VAC 135-20-185.B, which included mismanagement of escrow funds and regulatory violations. This is a pattern of misconduct, not a one-time mistake. If you've had a similar experience, file a complaint with the Virginia Real Estate Board and the Virginia Attorney General's Office. SPREAD THE WORD so others don't fall victim to their predatory practices. TODAY! 3/12/25 I walked out front to find a "for rent" sign and a lock box on my front door. I have filed a complaint with the attorney general and intent to file a complaint with board of real estate professionals. read more

I am an owner. My property has been under the management of this company since the 26th of June 2025. In t hat time they claim that I have amassed 5000 dollars in debt. They quoted me 10000 dollars in duct work repair and claim I had 24 hrs in which to comply. When I notified them that I did not have the money, they offered financing. I was charged an additional 600 dollars for a lock change. A 1200 dollar charge was assessed for move in repairs, none of which I was ever consulted on. After requesting a meeting to discuss the charges, I was then told that issues must be discussed via email. I seek to validate the abhorrent prices with legitimate quotes. Thier in house maintenance company operates a monopoly to properties under management. Thus, there is no competition in pricing. I have seen no cash flow from my property, ultimately I dont believe I will be seeing one for some time. They of course, will be quick to responded publicly, but then finding a person to speak with there at any time is fruitless. They are very sarcastic and truckulant in all commination. Their practices are bankrupting me. I have to make my mortgage payment but see no cash flow from my property. The practice of avoidance seems intentional. They provide no details in chatges and instead constantly find excuses to add new charges at vastly inflated prices. I am a disabled veteran. I am on a set income. This company is actively taking from my household. This is not fair. I recommend anyone, military or otherwise, stay from abrams, as a management company and rentor. They are all abouts fee and profits. They scrape the bone. They are extremely unethical. Respectfully, ​ read more

1.From the very beginning, it felt like this company was looking for ways to charge extra fees. Estimates were extremely high, explanations were unclear, and any pushback was met with pressure. Not a trustworthy operation. 2.I was constantly told issues were "urgent" and needed immediate approval, yet I was never given time to compare prices or seek independent opinions. This kind of forced decision-making is a huge red flag. 3.The lack of transparency is alarming. Charges appear without proper documentation, and communication is inconsistent at best. This is not how professional property management should work. 4.Instead of protecting my property, they created financial stress and confusion. Their approach feels aggressive and profit-driven, with little regard for the owner's best interests. 5.Overall, a very negative experience. Unprofessional conduct, excessive fees, and constant pressure to approve costly work. I would not recommend this company to any property owner. read more

I am interested in becoming a real estate agent. I have reached out to most of the brokers that you hear on the radio, with questions regarding my interest. No call backs or messages. One night I was on Facebook, thinking about all the questions I have swirling around in my head. Liz Abram posted something on a yard sale site and I immediately sent her a message. She answered back right away, with words of wisdom and genuine care / concern for my future. I am not in the market to buy a house, but in the market to become an agent and Liz truly helped me with my decision. I highly recommend this company, for the simple fact they care enough to answer back! read more

I was recently in the market for my first home and stumbled upon Abrams Reality. I had no idea what I was getting myself into or how stressful the process was but Debrah Byrd made it more than enjoyable for me! She was the biggest help and truly a blessing. She listened to what I wanted and cared about my needs when it came to a piece of property. She was available to help at any time and never made me feel as if I was inconveniencing her with my random requests and questions. I would highly recommend her to be any one's agent. She truly cares about her job as an agent and that's obvious with how she treats her buyer's! 10/10 would definitely recommend! read more

Their Property Mangment is the best. I couldn't be happier with how easy was it was made for me. I am Military out of state and just like their website said, all I had to do his get the keys to do them and sign my forms online. That process only took 5 mins. My neighbor gave them the keys and BOOM its rented a few days later! It spent months vacant with my last Property manager. Now I see why those other folks had to advertise so much and offer those gimmicks! Abrams was not kidding when they said they needed more homes to rent because they were renting them so fast! Also super pleased with the flat rate. I am saving $85 monthly. read more

I couldn't be happier with my experience working with Abram's Realty. Their professionalism, dedication, and attention to detail truly stood out. A special shout-out to Madison, who went above and beyond to make the entire process seamless. She not only helped take fantastic pictures of my home for the listings but also managed to schedule tours efficiently, ensuring everything went smoothly. Her expertise and positive attitude made all the difference. I highly recommend Abram's Realty to anyone looking for exceptional service and an stress-free experience! -Devin Day read more

Rachel Rosario and the whole Abrams Realty team offer the best full service real estate brokerage you can find in the Hampton Roads area. It does not matter whether you are the buyer or the seller; this brokerage has the experience and expertise to completely maximize your profits on sales and/or get you into the home of your dreams. I cannot say enough positive things about my experience with Rachel Rosario and the Abrams Realty team. It has been an incredibly rewarding, and unbelievably simple experience for my family. I honestly couldn't be more pleased. read more

I've been incredibly impressed with Abrams Realty Property Management. Their attention to detail, prompt responsiveness, and dedication to maintaining my property have been outstanding. The team handles everything efficiently, from tenant concerns to regular maintenance, making my experience as a landlord hassle-free. Their professionalism and commitment to excellence make them a standout choice for property management services. I highly recommend Abrams Realty Property Management to anyone looking for reliable and competent management for their properties. read more

Abrams Realty is truly a gem in the real estate business. I would recommend them to anyone looking for help buying or selling a home. They care about their clients and it shows! They take their time to listen to your needs and offer expert advice! They are through in their research when determining how much a property is really worth and are expert negotiators. If your looking for someone to help you buy or sell, look no further! You can be confident that Abrams Realty will get the job done right! read more

Madison from Abrams Realty is the best. I was nervous about renting our Condo as we have never done it before. Madison answered all of my questions no matter how many there were. She was extremely professional and really put me at ease with the entire process. Within two weeks of listing our Condo we were able to get renters. Any additional questions I have along the way I email Abrams my questions and there is always someone responding to me within the day. I would recommend Abrams to anyone I know. read more

I am a member of the Abrams Realty Team and I thoroughly enjoy my job with this company! Buying and selling real estate can be very tricky... But the admin staff is incredibly knowledgeable and always make themselves available to help. Together, with our preferred partners, we can help YOU find the home of your dreams or sell your house and move in to something better! We also work with rentals! Call us today, there is ALWAYS an agent on duty ready to help out. read more

I agree with Mohan Enterprises. Abrams Realty is the worst of the worst. We had a bad experience with them as well. They should not be in business and their Real Estate license should be revoked. If you need a property management company, definitely look somewhere else. Their customer service, communication, organization, and shady business practices are concerning and the BBB of Virginia Beach should look into their operations. read more

FIVE STARS!!! This brokerage is top notch!! Family owned, ethical and professional!! They take care of their employees and clients like they are family. It's wonderful to see such kind and professional people that do such a great job!! Property Management is great and they work hard to try and make sure everything is up to code, ethical and professional. I could not be happier using this company. Very Trustworthy!!! read more

Nikole Dickson is an agent for Abrams Realty and I have found out that she is very helpful to her clients. She will go out of her way and find what you are looking for in a home and in the price range you are hoping for. She cares about her clients and is available when you need her. I give her 5 stars for her efforts to help her clients. I recommend her if you are looking for a caring agent. read more

My husband and I have been renting with the Abrams for a year now and love them! Great people with a wonderful company and staff!! We are a military family and appreciate them being so helpful during deployments and helping us get settled in a new home when we were both new to the area! We will definitely be recommending them to any friends in the market for real estate! read more

I couldn't be happier with Madison as my property manager. She combines professionalism with a friendly approach, ensuring that both my property and tenants are well taken care of. Her dedication to maintaining high standards and keeping tenants satisfied is truly commendable. With all of this, the management rates are the best in the area. Highly recommended! read more

I am glad that I used Abrams Realty Team for both buying a new home and selling my current home. They are very professional and have made this entire experience easy. I highly recommend using them for buying and selling your home. You will not be disappointed. read more

I was able to come in and have such an easy process getting into my new home! The staff is great and I had great communication between myself and my agent was awesome! Family oriented company that cares about YOU, not just the transaction. :) read more