Owners usually ask one question — "what's your percentage?" — and that's the number that matters least. Here's how management pricing in Arlington and Northern Virginia is actually structured, and how to compare offers.
The four fees that make up the real cost
Monthly management fee
A percentage of collected rent (sometimes a flat dollar amount). Ask whether it's charged on collected rent or scheduled rent — the difference is whether you pay during a vacancy.
Leasing or placement fee
Charged when a new tenant signs; typically a percentage of one month's rent or a flat fee. It should cover photos, marketing, showings and screening. Ask what happens if the tenant leaves early.
Renewal fee
Some firms charge a fee each time an existing tenant renews. Some don't. Over a five-year tenancy this is a meaningful difference.
Maintenance markup
The hidden one. Some managers add 10–20% to every vendor invoice, or route work to an in-house maintenance company at above-market rates. Ask directly: "Do I see the vendor's actual invoice, and is anything added to it?"
Other line items to ask about
- Setup or onboarding fee
- Inspection fees (periodic, move-in, move-out)
- Eviction coordination fee and court appearance fee
- Early termination fee or a required 12–24 month management term
- Reserve requirement held in your account
- Markup on utilities, HOA payments or insurance claims handled on your behalf
A quick way to compare proposals
Model one five-year tenancy for your actual rent: one placement, four renewals, 60 months of management, and a realistic maintenance spend (budget 1% of property value per year for an older home, less for a newer condo). Add up every fee each company would charge on that scenario. The spread between the cheapest-looking percentage and the cheapest real cost is often several thousand dollars.
How 4W prices
A flat percentage of collected rent, a leasing fee when we place a tenant, no renewal fee, no markup on vendor invoices, and a month-to-month agreement. We put it in writing after a free evaluation, so you can run the comparison above against anyone else's proposal.