HORRIBLE COMPANY. I have called and emailed this company for weeks. My client had 2 HOA liens that were paid off YEARS ago. This company SHOULD have released the liens and they did not. So here we are, 2 days until closing and we are still pushing this company to do their job. The person I need to handle the current issue, HOA repair requirements, that have been completed, works from home. I messaged her twice yesterday, have left voice mails today ( because no one is answering the phone). NOTHING... If you are looking for a good management company, ARMI is not the company to chose. read more

The realtors never call you back when you leave a message on their answering machine. Beware, they are OVERCHARGING for the application fees. By Virginia law, they can only charge up to $50.00 per application. Do not let them tell you the extra fee is for a background check. Other realtors and companies don't price gouge and majority of the time. Other realtors and property management companies include the background check in the $50.00 fee. BEWARE read more

Before engaging with this company, ask every single one of your friends what their experience has been as a renter or a homeowner with these characters. I was amazed at how many of my local (Warrenton/Gainesville) friends already had a negative experience to share or had friends who had a negative relationship with ARMI. I wish I had done more research before signing a two-year rental agreement with them. Expect to enter trouble tickets into a black hole called "The ARMI Online Portal." Message received means it went into the hole, but it's anyone's guess as to when your issue will be addressed. NEVER trust that an in-person visit, a phone call or an email constitutes official contact with the office. They will misplace that and ask if you submitted a ticket. (See comments re: Black Hole.) When your service call is answered/addressed, please expect nothing more than a handyman who will invariably tell you that he can't understand how the previous repairman could have possibly gotten away with such poor quality work! Guess who dispatched the previous repairman? You get the picture, friends. Lastly, and worst of all, expect to lose some to all of your security deposit. Even putting on my most understanding and generous hat, they will take everything you cannot argue with pictures and formal documentation from move in. My advice? You don't need this level of stress in your life. Avoid this company at all costs!! If you end up in a situation where you just have to work with them, document EVERYTHING as if it was going to cost you money. I assure you, it will. Take pictures, videos... no detail is too small! Upon exit, they will be equipped with white gloves, a camera and a smile that PT Barnum wore his whole life. "There's a sucker born every minute." Don't be that sucker. read more

We rented a home in Fredericksburg, VA. One of the furthest homes from their office. The minor issues we had over the past 2yrs were fixed quickly and professionally by their maintenance person. The home was and is beautiful and in a great location. Our son was zoned to the best school in Spotsy county. Our property manager, Kim Early, has always been pleasant and quick to respond to any of our emails. We have had a great experience and would recommend them to anyone. read more

Horrible people better them then I. I have roaches bugs, and they are just horrible people. I clean all day and nutrition is huge for my health matters right now and I cant even cook because of the bugs. I clean alllllll the time they laughed and said they never had complaints yet after moving in I noticed all the hidden cockroach traps and if they dont deal with the building they will not be able to get rid of them. Even the contractor said they were immoral and he does work for them! God bless them karma is a bitch . read more

Lied to us and would not approve us to rent. Would not combine income unless you are married and did not state they will not rent to new renter that do not have two years plus history. i would never had applied had this been stated on the application. read more

Not sure how this company is still in business. My son and his girlfriend were lead along in the rental process right up until they were asked for double security deposit and rent before they moved in?? Not sure how many people can afford that. Please read reviews everywhere about this company before making a choice. This is what it says on the website but they asked for $3885. Bait and switch? RENTAL FACTS Deposit & fees: 1295 Date available: 3/8 Pets: Contact manager Posted: 23 days ago Rent/sqft: $1.04 read more

Horrible company to deal with. They just ignore you... they don't do their job whatsoever. I don't know what they do all day but they certainly don't care whether they rent any of their properties. I'm approved for any of their houses, however, they won't call or email you back! On the rare occasion they do, they are very short. (we'll send you the lease electronically). Don't waste the application fee on these people! Most unprofessional business I've ever dealt with in my life! Not BBB accredited, every other review is 1 star. Starting to wonder if they are not scam artists. read more

I'm a homeowner in a community managed by ARMI. At best, they are barely acceptable and I am not so sure that they did not win the contract to manage the community due to the relationships they have in local politics. The response from the office in Warrenton is usually ok but not what I would call quick. I think too that they must have a relationship with the landscaping firm because they seem to have recommended them to the board here and at another community but the work the landscapers do is so poor that most of the homeowners have to go out and trim the bushes and cut the lawn even after a service. They seem to do a poor job of paying attention to what is going on letting really nasty things develop on some homes and then nit picking on others. Also, I met one of the owners, Trey Austin, the man is a complete jerk. Ran into him at their office and he was really rude. Also saw him be rude to his staff. Kinda tells you something about how he is when he abuses his employees. If you are thinking about these guys to manage your community I would recommend being sure you get competitive bids and that if you choose them that you really expect to manage them. read more

I would not recommend using this property management company for anything. We rented a place from them for over a year and I'm pretty disappointed in the lack of responsibility we experienced. Upon move out, we had to hire a chimney sweep, which was in the agreement, so that's fine, but he told us he was surprised the house had not caught on fire yet. It appeared the chimney had not been cleaned in over 5 years. So why were we paying to have it done? The sweep gave a quote and said the problems needed to be taken care of immediately. ARMI completely ignored this and new folks moved in the day after we moved out. The house could burn down at anytime and they don't care that not only someone could die, but they could also loose a property. We did not receive our full security deposit because the sweep left a tiny log in the fireplace and there were leaves in the yard. The pipes in the kitchen broke about a month after we moved in and the shower head fell off. A skunk moved in under the house and they did nothing about it. We had to take it into our own hands. Each time we called for assistance we were transferred to Rebecca, who always too "busy" to help us. She would always say, "I'll look into it and get back to you." We wouldn't hear back, so we would call again and she would tell us something completely unrelated to the question we asked. Was she ever listening to us? I feel like she was judging us because we were living in one of their less expensive properties and she thought we weren't worth her time. Little did she know her actions would be documented by well educated folks who don't tolerate that kind of attitude. We let a higher up know the problem with her so hopefully the issues were addressed. It would have been nice for ARMI to inform us there was an ongoing investigation on the property we lived on, and the authorities would show up at anytime and sometimes for days at a time with tents and vehicles set up all over the place. A little heads-up would have been nice. The landlord, who is the actual owner of the house and totally separate from ARMI, was a very kind man and fixed electrical and pipe problems in a timely manner. We are very thankful for him. read more

If I could give zero stars I would. We lived in a fairly nice home in a fairly nice neighborhood for 8 months. In that time period we had a number of things that should have been addressed. They are as follows: RADON. We Notice that all the homes in the neighborhood had raid on remediation so we had our rate on tested. We were told that the Radon was borderline and should have been taking care of ARMI ignored this suggestion. In the middle of January we were without heat or for 2 weeks .The HVAC company stated that the heat should be shut off immediately due to the fact that carbon monoxide was present. in May, towards the end of our lease the air conditioning went out and was not replaced or repaired upon our move out. They offered for US to drive 40 minutes one way to pick up fans to help cool the 90 degree house. If it weren't so insulting it would be comical.At the time we moved in to the rental, we did an extensive walk thru and noted all problems with the home. At the time we moved out, their check out walk thru included most of the items that were on our list in the first place. Staff completely unresponsive, unprofessional and downright rude. If you can, avoid this management company read more

If I could give less I would. Absolutely horrible and I will never rent through them again. They are slum lords. If you ever rent from them make sure to take pictures prior to move in because they will charge u for everything that was already there. Put me down as a walk out when I gave my 70 day notice and staid until the end of my lease. I owe them no money or anything but they listed me as a walk out? Beware..... slum lords read more

YELP NEEDS A 0 STAR BUTTON! GIVING ARMI A 1 STAR RATING IS TOO MUCH! Where or where do I start: We've been renting properties (my wife and I own multiple properties all over Northern Virginia) and for the past year we have let ARMI manage one of our properties... NEVER AGAIN! 1) Front office ladies are rude, curt, and are not responsive. 2) If you ever get through to management, Trey will try to smooth everything over and fail miserably to solve any problem. 3) Their lack of knowledge and complete incompetence is beyond any company I've ever dealt with (I'd rather call Comcast and ask them to transfer me to Dell and then call the DMV before speaking to anybody from ARMI) 4) They piss off my tenants over and over again and I'm left dealing/micromanaging their bullcrap. I don't even know how they can call themselves a property management company. Please if you are a rentor or a rentee AVOID ARMI LIKE THE PLAGUE! THE WORST RENTAL/PROPERTY MANAGEMENT COMPANY I'VE EVER DEALT WITH. read more

I have rented properties for over 15 years from Massachusetts to Georgia and this company is by far the WORST company I have ever dealt with!!! I have never written a Yelp review, but I felt it was duty to inform anyone out there to not rent from this company! I called in about repairs repeatedly with no response whatsoever. When I called the office to ask if they received my request, I was informed it was received, but received no response why the repairs weren't made. Repairs that were made could have been done by my 5 year son. Another major complaint that I have is that ARMI requires all renters to complete a move out cleaning/check list. I do not mind that, however you can only use an approved list of vendors that charge a premium price. The move out cost can be almost $1000!! In addition, ARMI keeps your security deposit and last months rent for 3 weeks after you move out!! CRAZY!!! DO NOT RENT FROM ARMI!!!!!! THE WORST COMPANY AROUND!!!!!!!!!!!!!!!!!!!!!! read more

This company is terrible. Within 3 months of living here they requested to inspect my home when the lease states every 6 months. When I complained about the 2nd inspection and it has not been a year I was threatened with eviction. They are unlawful and in breach of their very own lease. Among the things to inspect are dirty dishes and food left out I feel like this is an invasion and I am seeking a lawsuit against them. I keep a nice clean home and I have perfect rental history yet they do not trust their renters. I was charged double the deposit even though my credit met their requirements. Home owners should take heed and not allow them to manage their properties. read more

Very helpful property management company. We rented through them for 3 years and they have always been responsive to our maintenance requests. Pam and Kim in their office are very personable and made us feel like we were not dealing with one of those huge uncaring companies you find in NoVa. I know renters don't really look at beyond the home they are hoping to rent, but future renters with ARMI should rest assured that they will be in good hands. read more

If we could give less stars we would give negative 5. These people are pretty much out to get your money. Inspections up the ass, not notified if you passed or not, and pretty much don't expect your deposit back if there's even a speck of dirt on your floor. We caught our owner snooping around our property without notice, which they denied. I regret moving to a place managed by them. All these Low star ratings on here arent surprising. read more

If I could give this company negative stars, I would. DO NOT RENT FROM THIS COMPANY! My neighbor and I lived in a duplex and went without adequate water pressure for several months before it was addressed. Then the contractor they hired to fix the issue dug up pipes in the city without even obtaining a permit first. ARMI gave me no option but to miss work and sit at home so the contractor could come, since they wouldn't come to let them in. Then the contractor no-showed multiple times! The staff is rude (aside from maybe one person), careless and ruthless. I'm a very clean person and spent hours cleaning the unit when I moved out and they still tried to nitpick things so they would have to take money out of my security deposit. Yet when I argued with them about the charges, had proof/details of how they were wrong and threatened legal action, they ended up returning my whole deposit and might as well have admitted that none of the charges were valid. They are scam artists. ARMI definitely takes the cake on the worst rental company I've ever had to deal with. read more

I applied for a rental property and was denied the reason I didn't make enough money. When I called and asked for the parameters they said I had to make 3 times more than rent. Well.....I make almost 4 times the rent and was still denied. I caught them in a red handed lie. I also have a fairly good credit report, they want perfect. It was funny that we turned our application in for the rental first and they rented the home out before we got our determination back. Sounds like they play the good ole boy game with their rentals. They right out lied to us. Do not do business with these people if you are honest...they are not...or at least be warned your playing with fire. read more

Terrible people to do business with. Be prepared for semi annually home inspections as well. If you rent with these people you will regret it. Go anywhere else for a rental that you can. read more

If I could give them zero stars I would. We have been renting a place managed by them for over a year now, and they do not take any responsibility for the properties they manage, the staff does not call you back in a timely manner (or at all most of the time) and they will argue with you over the most arbitrary points possible to avoid any responsibility of the problem. Unless your only other choice is homelessness, find another place to live... because this place is a horrible management company and I am surprised the Austen family will put their last name in the title and be associated with it. I would be embarrassed. read more

BEWARE if you are renting from these thieves! They will keep your security deposit no matter what you do! And they won't even take your phone calls! I left the townhouse in Warrenton in BETTER condition than when I moved in (it was dirty and a mess when I moved in), and yet they still stole my money from me! Trust me, I am a neat and clean adult, and I was the only one living there for a year. No pets, no kids. The house was left perfect! This company has the worst customer service, they lack people skilss, and they have NO integrity! Ask around! You will not hear one good thing about them! AVOID them at all costs! read more

Where do I begin with this company...I wouldn't give them one star if I didn't but have to. They are the worst management company ever. I paid double security deposit to move in I have paid my rent and stayed to myself with most issues. I started having plumbing issues and it took over a month to have fixed still to thi day it's not fixed and I found out there is raw sewage under the house and the original plumber knew this. They don't find it important enough to fix this issue NOW so the county is involved and I will work on getting out of my lease with legal help if they don't do it willingly. After putting my family in danger of toxic time it's the least they can do. Give me my money back and let me go. Wish I read reviews before this horrendous experience. Sure hope the hime owner knows how these people hired no counts to fix things to start with that they had to actually hire people worth something after the fact read more

Buy far the worst. They don"t even have a competent accountant. Suppose to take care of property, They don't. Find someone else

WORST MANAGEMENT COMPANY EVER!! BEWARE DOING BUSINESS WITH THEM IF YOU ARE A TENANT OR A LANDLORD! They acquired out lease by buying out the original management company. They are negligent, deceitful, con artists! They give you an A+ for their 6 month inspections and then when you do the walk through they claim the house is in horrid condition! They brought in a painter the last day in the house who denied me access to the master bathroom THEN charged me to clean up his debris!!!! HORRIBLE HORRIBLE COMPANY! BEWARE! Don't do business with them unless you like to throw money away! read more

I called them to tell them I had lost my job and to get some advice and maybe some help. Big mistake! They told me I could put in my written notice of a move out date and they would try to find another renter for me if I wanted to try and get out of the contract early. They said pay what I could, when I could so I thought this meant they were going to help me. I never put in a notice for move out in writing which is required. I continued to pay my rent and plan on finishing out the contract with the help of family and friends. This is when the nightmare started. A.r.m.i. sent me an email that night saying that if they didn't hear back from me by 10am the next morning, they were going into my house to dispose of my belongings. They then charged me a late fee because I paid half the rent on the 1st and then the second on the 10th when I got the rest of the money..I was told I could pay what I could when I could. Their website says that they won't charge you if you pay before the 10th of the month but I planned on paying the late fee just because I didn't want to fight with these evil people over it. Then they went and put a lock box on my door and even put a vacant sign in my mailbox so i wasn't receiving my mail anymore. They did not give me notice any of these times that they went to my house and it states in my contract they have to give notice before going to my place. They did not get my permission to do any of this either..they just did it behind my back without my knowledge. Then they sent people over to mow the lawn again without my knowledge (I saw the charge online) when i have a contract with a mowing company who comes every 2 weeks to mow and landscape. They had literally just been there that Monday and I have video as proof. They charged me $165 dollars for this. I haven't put any written notice in, signed any documents stating that I was ending the lease early..I haven't done anything but just call them to see what my options were if I couldn't continue to pay rent. My lawyer and I will be taking them to court!!!!! read more

absolutely worst property management ever. no communication whatsoever- and they try to charge you for things that you are not responsible for and you have to fight for days on end and email 5x just to get a response! terrible, terrible place- even the owner will not speak to a customer when there's an issue or reply to emails. ridiculous!!!!! read more