charlottesville homes for lease: Cinderella Chronicles * Part TROIS * You should have MENTIONED That Earlier - 03/13/13 03:55 AM
I have received the majority of my lease renewal notifications back from current residents so those NON-responses are leaving so I have activated those listings on my website and started my AGGRESSIVE marketing on Craigslist.
A local family that requires a larger rental home in a specific school district contacted me to arrange a viewing.  Since the property is currently occupied, I communicated that I needed my 1-page rental application completed for all adult applicants and either SCANNED and EMAILED or FAXED back to me.....INSTEAD * they delivered their application forms to my office with their application fee check.
SORRY * … (10 comments)

charlottesville homes for lease: Cinderella Chronicles * Part DEUX * I want them to move in the SPRING - 03/12/13 05:23 AM
One of my current clients have moved twice since I started managing and renting their local townhome almost 5 years ago.
They are now exploring the possibility of selling the unit and have had their real estate agent view the townhouse and give them a selling extimate and market analysis.
Meanwhile, the townhouse residents want a KNOWN lease end date if they are to renew their lease and they know they will have a better chance securing a new home in the SUMMER of 2014 than March, 2014 which is when the owners' real estate agent is telling them they need … (5 comments)

charlottesville homes for lease: Cinderella Chronicles * I have to move EARLIER than THAT! - 03/11/13 04:34 AM
My current residents have almost all renewed their leases for another year and those who have NOT * I will be activating the listing for their homes on my web site and in organize them in my Craigslist posting routine * will be moving out of the area for their employment or further education.
Because there are fewer available rental homes in the area, local renters who want to move UP or DOWN are anxious to find another rental home and
I had a rental prospect contact me about a PERFECT new home she found on my website * PERFECT … (8 comments)

charlottesville homes for lease: Now is the HARD Part * Adjusting Tenancies to AVOID Winter Move-Outs - 09/27/12 03:17 PM
About 5 years ago, through no fault of my own, I had a high-end rental with a February move-in.  The residents, after picking up the keys, called wanting to know who was going to come clear the path for their movers to their furniture into the basement area.
This CURED me of having people move in when weather might be a problem so I have learned to adjust my lease end dates by providing new renters with a choice of lease end dates for the next spring or summer.

They think they are getting a longer term lease at … (7 comments)

charlottesville homes for lease: No, you are not WASTING MY time! You are WASTING YOUR TIME! - 06/23/12 02:25 PM
I feel badly for rental prospects who are coming into our area for 3 days and think they will be driven around for 2 days and have a selection of 10 to 12 rental homes with fences that will take their 3 dogs 10 minutes from their work.
Somehow, they have not gotten the MEMO to do their homework BEFORE they leave home.  They think that 2 hours before their plane leaves, they can sign a lease on their PERFECT rental home and this strategy is not working out for them.

I'll show several properties to PREqualified rental prospects; however, … (8 comments)

charlottesville homes for lease: You are NOT getting a Call BACK from me or showing my Rental Listing BECAUSE... - 03/23/12 02:37 PM
You are NOT getting a call back from me or SHOWING my Rental Listing BECAUSE.......
1) YOUR assistant called me from your office fax line with no voicemail;
2) YOUR assistant failed to give me a call back # in her voicemail message;
3) YOUR website does not list your assistant or HER e-mail OR her direct office line;
4) YOUR website has ONEROUS sign up requirement to get a message to YOU;
5) YOUR assistant indicated you wanted to show an OCCUPIED rental home on the WEEKEND with less than 24 hour notice;
6)  YOUR assistant failed to provide when … (10 comments)

charlottesville homes for lease: I am but a LOWLY PROPERTY MANAGER, Mr. Mortgage Broker...I'll SOLVE your Problem at the 11th Hour! - 03/06/12 01:59 PM
I have a long-time property management client who is refinancing her local rental home before she starts a trip of several months.
The appraisal was done last week and I e-mailed the lease and lease renewal letters to the mortgage broker last week.....TODAY I get a call that the exterior needs to be pressure washed, a screen door fixed and a piece of dry rotted wood replaced......NO PROBLEM in 8 inches of snow.
HELLO!  it is 28 degrees and there is snow all over the ground.  Screen door is the resident's responsibility as they backed into it....the piece of wood, no … (9 comments)

charlottesville homes for lease: YES! I want my Rental Listings off of ZILLOW and TRULIA! They are providing INCORRECT Information! - 03/06/12 05:11 AM
I have stopped using my postlets account because they took my $250 and then "disappeared" $$$ and offered me something that I do not need as a rental agent.  UGH!
Now that our area rental market is so tight, rental prospects are branching out and searching on Zillow and Trulia and those listings are INCOMPLETE and they have the SALES information for the property.  DOUBLE UGH!
This listing has been placed through my website host under a "partnership" agreement and I have asked them to remove Zillow and Trulia from my migration sites for my listings.

charlottesville homes for lease: Rental Prospects SEARCHING Using Phone Apps! They are NOT getting the ENTIRE Picture! - 03/05/12 05:28 AM
As more rental prospects are viewing our area rental properties on their smartyphones, I realize that much of the information on HotPads, etc is truncated so they are not getthing a FULL rental listing INCLUDING the date the property is available.
My web site host,, has HotPads, Trulia, Zillow as "migration" sites for my listings.  They also provide listing html for posting to my blog and to Craigslist.
The information provided on these "migration sites" is frustrating to them and to me as I have to respond to their e-mail and REdirect them to my website where the information is … (2 comments)

charlottesville homes for lease: Do you KNOW A Mrs. Murphy? You should if you WANT to Avoid Fair Housing Issues. - 02/05/12 05:58 AM
What every real estate agent has heard and few remember is that there are EXEMPTIONS to the FEDERAL Fair Housing Act.
One of those exemptions is the Mrs. Murphy's rule OR Mrs. Murphy's Exemption under the FHA.  This exemption provides that if a "dwelling" has four or fewer rental units and the OWNER lives in one of those units, that the home is exempt from the FHA.  There really is no Mrs. Murphy * she is a fictional elderly widow who has converted her home into a rental or boarding house to supplement her income.
NOW, with the economic downturn, there … (50 comments)

charlottesville homes for lease: Where to Place QR stickers * Signs * Car Windows * Proposal Folders! - 08/27/11 02:09 PM
I'm having great fun thinking of WHERE I can put my 4x4 QR stickers.
I put them on the back of the two property management proposal folders I prepared yesterday.

I originally ordered them to put on my yard signs.  As I have been removing the signs from LEASED properties, I have cleaned them on both sides, allowed them to dry and then placed the QR code sticker on the lower corner.  For those signs that are placed inside windows of units, the codes read through the glass.

I have also put one on the back window … (8 comments)

charlottesville homes for lease: Property Managers * Take THIS Page for Agents' Farming Book - 07/13/11 10:16 AM
I'm picking up my signed management agreement for a nice home to manage tomorrow.  I'll get key to the home to take photos and I'll put a sign in the front yard. This is a VERY desirable area of town near UVA and the interstate and in a very good school district.  After my presentation on Monday, I printed all of the owners' names from the county tax records and highlighted the owners who are out of the area.  I put them on my FARMING mailing labels and sent them  my basic property management brochure * about 10 owners. Tomorrow when … (6 comments)

charlottesville homes for lease: Hey! Kentucky! You are Getting a NASCAR Sprint Cup Race! - 07/05/11 10:52 AM
I realize it is not the Kentucky Derby; however, many in NASCAR and NASCAR fans have wanted this race for YEARS!   Kentucky Speedway in Sparta, Kentucky is going BIG TIME! As attendance dwindled in the West at Fontana, the demand for more races on the Right Coast has gained so Saturday Night * Under the Lights * will be the first Sprint Cup race.  The Camping World Truck Series will run on Thursday at 8P and the Nationwide Series cars will run Friday night at 7:30P.....then the McDaddy Cup cars will race on Saturday at 7:30P. 
The truck race can … (3 comments)

charlottesville homes for lease: Danica Patrick KNOWS Teamwork * She Gets It * Why Don't MORE Real Estate Agents - 07/02/11 08:31 AM
Openwheel driver Danica Patrick * GO DADDY girl * has been running selected races in NASCAR's Nationwide series for 2 years for Dale Earnhardt JR's JR Motor Sports. 

The BEST equipment JR's money can buy * DYNOMITE coaching by Nationwide Champ Dale Jr and Truck Champ Johnny Benson * SUPPORTIVE sponsor in GoDaddy. Last night's Nationwide race at Daytona required 2 cars to "hook up" to go faster. Danica found 2X NASCAR Cup Champ Tony Stewart early in the race and found "clean air" up front for several laps....and she liked it from her in-car radio that aired … (2 comments)

charlottesville homes for lease: Minimizing the Cost of Vacancy - 05/03/11 12:59 PM
This is a GREAT explanation of REhab and turn-around costs.....owners do not think about items that do not need to be painted and that the ENTIRE room does not need to be painted - just the damaged walls....GREAT information!
By Ben Holubecki, STML Realty Group, Glen Ellyn, IL
As a professional property management company we have found that one of the most difficult concepts for rental property owners to grasp is the true cost of vacancy.  Investors who have been in the rental game for a while understand that in almost all cases the greatest expense they will experience … (2 comments)

charlottesville homes for lease: In case you were wondering, QR codes can be put in your Craigslist ad html!!! - 04/06/11 06:47 AM
Forest Lakes * Hollymead * 29 North Homes for Rent (Homes Close to NGIC * DIA * CHO ) Date: 2011-04-06, 6:37AM EDTReply to: see below  Gibson Management Group, Ltd. 3266 Arbor Trace * Forest Lakes North * Available July 1 * $1395 * All Appliances * Walk to Club House, Tennis and Pool 361 Daniels Road * Barboursville * Available July 1 * $1465 * 1st Floor Master BR * Open Kitchen*Dining*Living Rm w/FP * Pet OK 1591 Broad Crossing Road * Hollymead * Available July 1 $1495 * Walk to Hollymead & Sutherland Schools 1770 Easy Lane * Hollymead * Available July 1 … (5 comments)

Wallace S. Gibson, CPM, LandlordWhisperer  (Gibson Management Group, Ltd.) Rainmaker large

Wallace S. Gibson, CPM


Charlottesville, VA

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Gibson Management Group, Ltd.

Office: (434) 825-1933

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