After many years of managing my own properties, I decided to go take some stress off of my plate by…read moreletting Candice manage my properties in Woodlake and Short Pump. I had no idea of the amount of time I have saved over the last year. MONEY WELL SPENT! Candice and her team are knowledgable, friendly and even responds to email/text inquiries in a timely manner. I highly recommend these guys especially if you have a family, just starting out as a landlord or tenant, or just tired of being a landlord. Thanks again Candice and RVA!

After a few years we have had RVA and Candice manage your property and we thought everything was…read morebeing taken care of but we are finding out that the repairs that we paid for were not done. Thousand spent on repairs that were not done either correctly or at all. My view of how my property was managed has changed and I recommend anyone thinking about RVA to move away and if you do read the other reviews they might just have a better experience than I did but I don't think they are all true.

Extreme heat killed more Americans in 2023 than any other year over nearly a century of keeping…read morerecords, according to research published in the American Medical Association. My family and I moved into a property managed by Byrd Property Management during this time. I happened to be undergoing treatment for a traumatic brain injury at the time as well. Clearly it was an not ideal time to be moving-- during extreme heat with a brain injury--but it was nonetheless what we were working with. Due to my brain injury, I was experiencing what my occupational therapist described as "autonomic dysfunction," which made it very difficult for me to regulate my body temperature, breathing and blood pressure. Therefore, I was extremely vulnerable to heat injury- during this period of time. Also vulnerable was our youngest son, who was born with special needs and has sensory issues, and my husband--a retired military officer and decorated combat war veteran with a service-related disability that requires him to use a machine to help him breathe. Needless to say, working air conditioning and adequate ventilation are not optional for us but mandatory for our wellbeing, and arguably a matter of life and death for some of us. Unfortunately less than a week after we moved in, our air conditioning stopped working. The temps soared above 100 degrees on many days over the course of the next month, and we spent many hours during the day at Starbucks or somewhere with air conditioning. It felt like torture to me on some days when all I wanted to do was take a nap, as my brain injury caused me such extreme fatigue, but it was too unbearably hot to sleep in my own home. And at night, when we had nowhere else to go to get cool, we had no choice but to sweat through our sheets at night, tossing and turning, unable to get comfortable enough to sleep for an entire month while our air conditioning remained broken. Some portable ac units would have been appreciated, but we were not afforded even a scant modicum of care; instead our family was subjected to extreme heat and inadequate ventilation for an unreasonably prolonged period of time. Meanwhile the fine folks at Byrd couldn't be bothered to even offer us a fan. Not that a fan would have been much help, as only one downstairs window would open; the rest were stuck. So we were unable to even benefit from the cooler night air by opening up windows. It was truly miserable, unbearable and oppressive in that home. It was nearly impossible to sleep when it was 85 degrees inside. We tried putting cold wet rags and towels on our bodies and heads and lying in front of a fan, but it didn't take long to heat up again. Inadequate rest at night combined with prolonged exposure to extreme heat resulted in a marked increase in my symptoms. Because most of the windows wouldn't open or accommodate a window unit, out of desperation we bought some portable air conditioning units for our bedrooms that cost us about $1,000. But unfortunately, we could only run one at a time or else the breaker would trip and all of the power would go out upstairs. We tried many different configurations of surge protectors and extension cords to no avail. We could only run one unit at a time and cool one bedroom. Needless to say, these conditions did not make us feel valued or appreciated. We felt like we were being punished for something, but we didn't know why. Maybe they didn't appreciate us complaining about the habitability and condition of the property so much. Nevertheless we continued to pay our rent on time and did our best uphold our obligations in good faith. I'm afraid we cannot say the same for Byrd. Based on results, Byrd seems to consider it optional or "a courtesy" to abide by the laws which govern their conduct, laws that are intended to keep the public safe. From our perspective, Byrd has done nothing but FAIL to uphold their duties, including but not limited to the most fundamental duty of care, putting vulnerable tenants wellbeing and very lives at risk. It warrants investigation. Would not recommend. And this wasn't even the worst of our experience, not by a mile. It got downright creepy when random dudes started showing up at the door unannounced, some didn't speak english so I had no idea why they were. Not cool. The homeowner regularly delayed responding to maintenance requests for weeks or months, if at all. It reminds me of something that might be on a meme: He doesn't always respond to tenant's maintenance requests, but when he does, he sends non-english speaking contractors to their homes many weeks later and without notice, C'mon, man!

11/19/25 Dane Gibson with Byrd came to my door looking for the owners of the property I rent. His…read morefirst interaction with me was "how long are you going to be here (living here)?". Yes, very odd way to introduce oneself. He explained he had a meeting with the owners and I advised him they bought a new property and do not live at this address. When queried, he volunteered he was not the agent who represented them in that sale but thought they might be in need of a property manager. I assured him I thought he was mistaken and not a relationship I would have entered into if they'd been represented by a property manager. Fast forward to 12/1/25 when I receive an email from Dane letting me know he is taking over responsibility of managing my lease. No other information, other than the request for an in-person meeting. Zero notice from my landlords about any changes. Owners of the property are quick to dismiss any repairs needed at the property and are generally very combative on the subject of repairs (to the point of showing up with camera to document in a false narrative way to try to prove the issue does not exist, when it does!). Second, third opinions to try to get a different answer from vendors. Penny pinchers. Not the first impression I had of them when signing a lease, but nonetheless what the reality is after putting pen to paper. Four days in with with Dane and interaction has been vile. He's gone so far as to insinuate the list of open repairs and pest control needed at the property are not "legitimate" and if deemed not necessary, I will be billed for them. Stop right there. I have a valid, fully enforceable lease with the owners, not Byrd Property Management and am very aware of what language is and is not in my lease. He's also set up my account in their 3rd-party app incorrectly so all previous payments 9/19/25 (date of lease signing) to 12/1/25 and security deposit paid directly to landlord through Zelle (the arrangement I have with the owners) is paid in full, but shows past due in Byrd's system with 10% late fees to the tune of nearly $7k - the optics are terrible! Byrd keeps sending spam emails about selling me their renter's insurance for $10.50/mo plus $4.50 junk fee to go with it (yes, a 43% admin junk fee). Today I get a new notice that my "new lease date is approaching" so provide us xxx information - no Byrd, my new lease date is not approaching (my legally binding owner-provided lease is in effect until 10/1/25), so any information you require should have been provided by the owner of the property. Again, my lease terms I agreed to with the property owner will not be changing (there was no amendment and the owner chose not to involve me in notifying me of any changes he wished to make - he did not give notice, did not get my consent to share my personal information, did not notify me he had signed up with Byrd; therefore, the lease in effect with the owner signed and dated 9/19/25 is the only lease we are working with - I do not have a lease with Byrd Property Management). Owners previously were notified of cockroaches 2 months ago (10/13) and agreed to pest control contract (home is infested with cockroaches from previous tenant), but have since reneged and left me to live with giant American cockroaches living under the bathroom vanities, behind kitchen cabinets and tile, the attic, the crawlspace, and God only knows where else they have colonized - the pests keep crawling down the living room wall from the whole house attic fan in the foyer. There are very clear laws in Virginia about habitability and providing a pest free home (pests render it uninhabitable). I happen to be highly allergic to cockroaches and have been bitten by them, so now have to sleep with lights on. Disgusting! Cockroaches carry diseases. The owners got their own pest control company on 11/11 to come out for a second opinion and to verify if there was an issue (spoiler alert, there is) - the company sent them an estimate for treatment (and yearly contract) and explained the cockroaches existed long before I moved in. Owners agreed to sign contract, "just send it over and we will approve it". Nearly a month later and no contract signed. Owners don't like the answer that their home who had two previous tenants before me (and was never covered under a pest control contract) has cockroaches! Dane is encouraging owners not to comply and to drag this out, wants to get a third opinion hoping for a different answer (only photos and notes from one of the companies say otherwise, plus an estimate from the second opinion - a company hand-picked by the owner to assess and treat BTW, but that backfired because there's a cockroach infestation!). So Byrd Property Management has proven to me that property managers (who rarely have tenant's interest at heart) are in fact slumlords and hired to aid owners in doing the least amount of maintenance and preventative treatments possible. Zero stars. Do not recommend! Run away!

I have had a similar tenant experience as others who've reviewed PMI Richmond. They are very…read moredisorganized. Things to consider and be aware of before you lease through them. - Boiler plate contract that includes items not applicable to the property leased. - Lack of understanding of utilities needed for unit and where to go to get them. Was told I would need to show proof of all utilities before I could get key. And half of the utilities are handled by landlord/owner. Shouldn't they know this as a management company? - Had to pick up key at their office on southside. There was no introduction to unit on where to find things, how to access the mailbox, hvac/ heating units, etc.. they had no idea which mailbox was associated to the unit. They should be able to tell you this. I think someone should meet you at unit and show you around on move-in day. - Had a lot of maintenance requests after I moved in. - They will nickel and dime you: --monthly pet rent- $40 --monthly benefit package - $30 --monthly rent -$2800 --monthly insur- $14.95 --one time pet deposit- $200 --one time non refundable fee- $100 --lease initiation fee- $175 --rekey fee- $75 --security deposit- $2800 - Communications are very generic and many times don't apply to you. They just send it out whether or not you need it or have already responded. - Checkout- had to drop off keys at Southside office. No feedback requested or confirmation of returned keys, openers or other community passes. - Demanded receipts for carpet cleaning and house cleaning in order to get security deposit. Which I gave them. Normally I wouldn't take issue with this but the place was not thoroughly cleaned at my move-in. I had the place cleaned before I actually stayed there and again before I left. Take pictures of the place before you move in - to have on hand to prove the condition of it, should you need it when you leave.

PMI became my rental company 2 years ago. During my time as…read morea tenant in one of their properties, they were very slow to answer maintenance request and not attentive to client needs. I have since purchased a home and stopped using them in Sept 2024. Since then, I cannot get ANYONE to return telephone calls or respond to e-mails. They terminated the relationship with the homeowner of the home we were renting. Upon the end of our lease, they gave our entire security deposit back to the homeowner and basically washed their hands. They told me that it is up to the homeowner now to return any deposit (even though we submitted it to the company to begin with) they feel is warranted. PMI left us high and dry and we have no recourse with the decisions they made. For what they charged for their services, they did not reply. I would not recommend renting a home from this company.

If you're looking for a property manager in the 757 area, I highly recommend Steve Warriner. His…read morecustomer service is truly outstanding. He always returned my calls right away, had answers ready, and even went above and beyond by providing solid referrals to help me with my rental property needs. It's not easy finding someone this professional, responsive, and helpful in the property management world. Steve made the whole process smooth and stress free. Definitely 5 stars!

We engaged Metro Realty in order to find tenants for our rental property. Steve was responsive and…read moredetail oriented about his vetting process. He successfully presented a tenant. We are so appreciative. I would definitely recommend him.

I had an excellent experience with them. Their team was knowledgeable, responsive and professional…read morethroughout the entire process. Loved working with Ronda!

Discrimination against service animals and waits until last minute to tell you. We have it in…read morewriting they were "considering the number of animals" and included our service animals in the count. Previously told us the pets we have would be fine.

Okay so I needed someone to complete a small project for me on short notice, Lequan and his team…read morewas able to get someone over to complete the job within the week. He is reliable and super responsive, I could not believe he was on vacation tackling my issues for prompt resolution. If you need anything, Lequan is your guy for property management, renovations, and realestate purchases and sales.

I had the misfortune of having Hylton and company manage one of my homes in Richmond area.. It is…read more my opinion these people have horrible and unfair business practices. They will do anything possible to take advantage of the owner as well as the tenant.. In my opinion LeQuan, and even his two faced mother, Sharon should not be allowed to manage a doghouse, much less other peoples properties.. I warn you if you are an owner to not consider them..If you have properties with them, Its my opinion to get rid of them and get another management company. . I had to fire them from management of my home.. And they refused to be fired!! lol I had to get an attorney to make them stop managing my property..They tried to make me evict my tenant if I fired Hylton and company.. Sharon said our tenants stay with us for life" lol I said are you crazy..They also have a clause in their contract that says that they dont have to provide the owner with actual vendor repair receipts..YES!! They will never provide you with proof of who did the work and how much it costs.. You have to "trust" them. This is shady..My opinion is that these greedy fools probally have their own employees do the work then mark up the price.. Trying to double dip and get paid 2x.. SHADY!!!!!..horrible!!! Look at your contract owners..I had to threaten to sue these people in order to get rid of them. I am willing to provide proof of conversations and even showing you a section of Hyltons own lease agreement which allows them not to give you proof of repairs and actual receipt.. I was willing to take them to court in order to show how shady their business practices are..Its bad when even the mother and wife are hostile and try to take advantage of you...these fools thought they could bully me...and intimidate me..wrong!!!! I suggest you run away from them. You can email me and I will be glad to share and give you details of my experience with Hylton and company Southbeach804@gmail.com

10/10 Rating for COLONY AT CENTERPOINTE, Midlothian, Virginia in Management & Maintenance Customer…read moreService, Efficiency, Cleanliness, Resolving any issues, Helpfulness, information dissemination, Art & Creativity, Positive Attitudes, Garden Property Landscaping, Pet-Friendly This PAC Managed Property is by far A CUT ABOVE THE REST! It's a no-brainer - Consider moving in to this lovely well-managed apt rental with a phenomenal staff & the best top-performing maintenance staff. Monthly Events are featured on paper calendars delivered to tenants' doors & are also sent to the apt portal for us to view. In addition, tenants receive text reminder for all events! The latest ones include celebrating National Home-made Cookie Day, Halloween Party, Candy Celebration Day! In addition, the staff prepares home-made cookies put out for all in the lovely Clubhouse kitchen! The apartments are so well-designed with NO wasted space. A Welcoming atmosphere for all!

I want to respond to SV who wrote. Complaints about staff are so off base. I have found our front…read moreoffice people to be friendly and responsive to our needs. They were the selling point and decision maker in my coming here to rent. As for rent, we would all like our rents lower. It is scary being on a fixed income and facing that uncertainty. The maintenance team has been very responsive when there is an issue. If my garbage disposal is a problem they come and fix it. They helped me search the parking lot and found something I had dropped and lost. They could have said they would keep an eye out and forgotten about it, but they did not. And in my conversations with other tenants, I have heard very few complaints, if any. I like the socials, the food truck events, and appreciate any activity that helps me meet other residents. Lori D

Negligent property managers. Collected rent and that's it. They said they walked through the house…read moreevery 3 months. Hard to believe. Holes in the walls. Carpets reeked of dog urine. Plants growing out of the rain gutters. Rotting window sills under the rain gutters. When the renters left I spent $20,000 to fix up my once-beautiful home.

Horrible service we have been living in our house for about five years maybe have came out 4 times…read morethe work they do is absolutely horrible. They will half a job and make your house look ridiculous. I wouldn't recommend them to anyone!

I had an outstanding experience with Cityscape Realty. This is truly a 5-star real estate and…read moreproperty management company. Lisa Williamson, the owner, is exceptional at what she does. Her professionalism, dedication, and attention to detail set the standard for what a property manager should be. If you're looking for someone to manage your property, you won't find a better choice. Lisa ensures that properties are well-maintained and that tenants are both comfortable and responsible in keeping the home in excellent, move-in-ready condition. The entire Cityscape Realty team is personable, responsive, and genuinely cares about both owners and tenants. Whenever maintenance was needed, the process was handled quickly and efficiently. During our time as tenants, our HVAC unit failed during a hot period. Lisa immediately stepped in to make sure we were taken care of, providing temporary cooling units until repairs were completed. That level of care made a huge difference for my family. What truly sets Cityscape Realty apart is their commitment beyond just property management. Lisa and her team went above and beyond by helping prepare my family and me for homeownership. Thanks to their guidance and support, we were ultimately able to purchase the home we had been renting. My family and I are incredibly grateful for the years of excellent service we received. Cityscape Realty is truly one of a kind, and we highly recommend them to anyone in need of real estate or property management services.

I had the pleasure of working with Lisa and her team at Cityscape for the last year of my tenancy…read morein Richmond. Lisa was always kind, professional, and communicative. Whenever I had any questions, she was quick to reply and a true joy to work with. Lisa and her team made my residency an easy and enjoyable experience. I would highly recommend their services to anyone in the area and will always be thankful for the time I spent with their team as my realty group. To Lisa, thank you again for all your help this year. Best wishes to you! -John P Daly

I rented from them from April 2021 to February 2023. At some point during the second year of my…read moretenancy, they were purchased by or merged with PMI Richmond. This review is strictly for Executive, though I don't think much changed with the new name. When I first moved in, I did a thorough move-in inspection, making sure to note everything I saw because I know how rental companies can be when it's time to move out. About a month or so into my lease, I noticed that both bathrooms had leaks in and around the shower. The upstairs leak was so bad that water would come through the light fixture in the kitchen downstairs. I reported both issues using the resident portal. I received a quick response that someone has would come look at it. Once they saw the issue a work order was approved in April 2021. They started with the master bathroom upstairs. The contractor they hired was not experienced at all. He was a nice guy but definitely let me know his expertise was electrical work, not plumbing and construction. Needles to say the bathroom wasn't finished until August 2021. I had one bathroom for 4 months. I thought they would immediately start on the downstairs bathroom when they finished. However she told me they would likely start after the holidays (January 2022). Once it was time for the downstairs bathroom, the contractor noticed soft spots in the floor and some sinking. He didn't feel comfortable doing any work in there. They had to call another specialist to look at it. Come to find out the bathrooms had been leaking so long, the wood under the house was sinking and rotten. Someone had to actually come reinforce the structure and lift the house! More delays. Clearly this house was not ready to be rented. The work on the second bathroom didn't start until June 2022. Almost my entire lease with 1 functioning bathroom! You think they reduced the price of rent? Absolutely not. And I had to pay for my own HVAC inspections each year. It was a horrible experience renting from them. The move out was no better. I've rented from many places. I've also been a landlord. I've never heard of a tenant having to paint the entire residence before moving out. A mess. I did everything they asked and more. The place was spotless! Fresh paint. Clean carpet. The works. Somehow they still found a way to keep $405 of my deposit. Now of what they charged me for was mentioned during the move-out inspection or noted on the paperwork. The inspector was there over an hour with me present. He didn't mention any of the items they claimed needed to attention. I really feel like they used the old "pet odor" excuse because they knew I had a dog. What they didn't know is that he passed months before I moved out and because I have a small child, everything was cleaned and bleach following his passing. And the carpet was professionally cleansed and deodorized. Of course when I said something about it, there was no response. I would never rent from them again.

Extraordinarily expensive. The houses they have listed…read morefor rent appear to be very nice, and well kept. If you have the money to spend they would likely have something nice for you, and their houses are in most surrounding Richmond areas, so there is something for everyone here. Now If you're like me at scowl at the idea of bleeding someone dry financially then read further ... A person with pets, it's going to cost you $250 PER PET security deposit, ALONG WITH 2 security deposits up front (at the cost of a months rent per). Including if I remember right first and last month's rent. It's a shame rental companies feel like they have to treat renters this way. I'm glad to be driven off right up front, and not have to deal with possible stressors that come with accepting terms with this company. Good riddance.