Last Updated on November 29, 2025 by Linda Rodriguez
If you’re a rental property owner here in Chesapeake, you know our market is a unique beast. It’s not the frantic pace of a Northern Virginia, but it’s not a sleepy town, either. We’ve got a solid mix of military families from the Naval bases, young professionals, and longtime residents, all creating a steady demand for good rentals. After 15 years in real estate here, I’ve seen the difference a great property management company can make—and the headache a bad one can cause.
Let’s cut through the sales pitches and talk about what you actually need to know: how the fees work and how to read between the lines of those online reviews.
Understanding the Fee Structure in Chesapeake
Fees can feel confusing because every company structures them a bit differently. But at their core, they all cover the same basic services. Don’t just look at the headline percentage; you need to understand the whole picture.
- Management Fee: This is the big one, usually a percentage of the monthly rent collected. In Chesapeake, you’ll typically see this range from 8% to 12%. Why the range? A lower percentage might be for a newer company trying to get business, or for a pristine, easytorent singlefamily home in Greenbrier. A 1012% fee is more standard and often reflects a company with a robust system for maintenance, tenant screening, and financial reporting.
- Leasing Fee: This is what the company charges to find and place a new tenant. It’s often equivalent to 50% to 100% of the first month’s rent. Some companies charge a flat fee. This fee covers marketing, conducting showings, and processing applications.
- Lease Renewal Fee: This one catches many owners off guard. If your tenant decides to stay another year, the management company may charge a renewal fee, often around $200$300. They argue it covers the cost of preparing the new lease agreement and negotiation. Ask about this upfront—some companies don’t charge it.
- Maintenance Markup: This is critical. Companies coordinate repairs with their network of trusted local plumbers, electricians, and handymen. They will typically add a markup to the vendor’s bill, often 1015%, for managing that process. Some have inhouse maintenance teams with set rates. Always ask for their policy on repair authorization—you don’t want every small fix needing your approval, but you should have a say on repairs over a certain amount, say $500.
- Early Cancellation Fee: Read the management agreement carefully. If you’re unhappy with the service and want to leave, there’s almost always a fee to break the contract, which can be hefty.
How to Vet Reviews for Chesapeake Companies
Online reviews are a starting point, not the finish line. Anyone can have a friend write a glowing review, and a single bad tenant can leave a scathing one that’s not the company’s fault. Here’s how to read them like a pro:
- Look for Specifics: A review that says, “They were great!” is useless. Look for details: “When my A/C went out in July, they had a tech from a local Chesapeake company at the property within two hours.” That tells you about their emergency response network.
- Note the Complaints: What are people complaining about? Is it consistently about slow communication? Unrepaired maintenance? Shoddy financial reporting? A pattern of the same complaint is a major red flag.
- Check the Owner vs. Tenant Reviews: Some companies are great at keeping tenants happy but terrible at communicating with owners, or vice versa. Filter reviews to see comments from “Rental Owners” specifically.
- Respond to Bad Reviews: See how the company responds to negative feedback. A professional, problemsolving response is a very good sign. A defensive or dismissive one is a reason to walk away.
A Local Insider’s Tip
One thing many owners don’t think to ask about is eviction experience. Hopefully, you’ll never need it, but with court systems in Chesapeake and throughout South Hampton Roads, you want a company that knows the local process inside and out. Ask a potential manager: “What is your process if a tenant stops paying, and how many evictions have you had to file in Chesapeake in the last year?” Their answer will tell you a lot about their tenant screening quality and their legal competence.
Finding and Vetting Local Providers
I can’t tell you which company is the “best” for you today—that depends on your specific property, your budget, and your desired level of involvement. The market is always shifting.
Your best bet is to start with a search for “Chesapeake VA licensed property management” and then dig deeper. Check the BBB.org listings for the Hampton Roads area to see accredited companies and any filed complaints.
Once you have a shortlist, get at least three detailed proposals. Don’t just compare the bottomline percentage. Compare all the fees we discussed above. Ask for references from current clients with properties similar to yours. A reputable company will be happy to provide them.
Your rental property is a significant investment. Taking the time to find the right Chesapeakebased management partner is the first step to protecting it and ensuring it’s a source of income, not stress.