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Key Takeaways
Abrams Realty prohibits property owners from performing repairs on occupied rental properties to protect owners from legal and financial risks.
All repairs must go through Abrams Realty’s approved vendors to ensure proper documentation, insurance compliance, and liability protection.
Unauthorized entry or self-repair can violate Virginia tenant privacy laws and void insurance coverage.
The policy ensures quality control, consistency, and a defensible record for every maintenance action.
Property owners remain involved through communication, oversight, and approval, not direct repair work.
Ultimately, this policy safeguards owners, tenants, and Abrams Realty by maintaining professionalism, compliance, and protection for all parties.
At Abrams Realty, our highest priority is protecting our property owners, their investments, and their legal interests. One of the most important parts of that protection involves our strict policy: property owners may not perform repairs on their properties while they are occupied by tenants.
While this rule may seem restrictive at first glance, it exists for a very important reason—your protection. Property management is not just about collecting rent; it is about protecting assets, preventing liability, and maintaining compliance in an increasingly litigious environment.
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A Litigious Society and the Risk of Repairs
We live in a society where lawsuits are more common than ever, and rental property repairs are one of the leading causes of legal disputes between tenants and landlords. Tenants are far more likely to file complaints, withhold rent, or pursue legal action related to maintenance and repair issues than any other reason. Even something that seems minor, like a door handle replacement, plumbing fix, or patching drywall can lead to a major problem if it is not handled properly, documented correctly, or performed by a qualified, insured vendor.
When a property owner performs repairs directly, they take on full legal responsibility for any outcome that follows. If a tenant, their guest, or even a vendor is injured during or after a repair, the owner could be personally liable.
Abrams Realty’s Repair Protocol
By requiring all repairs to go through Abrams Realty’s approved maintenance process and vendor network, we protect our owners from unnecessary risk. Our system ensures every repair is:
Documented properly within our management platform
Performed by licensed, insured professionals
Tracked and verified for quality and completion
Compliant with state and local codes
This protects not only the owner’s property but also their personal liability and insurance coverage.
The Legal Questions No Owner Wants to Answer
One of the key points raised in our recent discussion on this topic is what happens when things go wrong and unfortunately, it happens more often than most realize.
Imagine there’s a break-in, a theft, or even an allegation of property damage inside an occupied rental home. The first question law enforcement or an attorney will ask is:
“Who has a key to the property?”
If the property owner has a copy of the key and has entered the property—even with good intentions—that instantly puts them in a position of potential liability. The presence of an owner’s key can raise doubts about access, accountability, and even privacy violations under the Virginia Residential Landlord and Tenant Act (VRLTA).
By allowing only Abrams Realty and its authorized vendors to access a property, we maintain a clear, defensible chain of custody. We know exactly who entered, when they entered, and why they were there. This protects both the owner and the tenant.
Privacy, Boundaries, and the Law
Virginia law is very specific when it comes to tenant rights and property access. Once a property is occupied, it is the tenant’s home, and they are entitled to full privacy and quiet enjoyment.
Any unauthorized entry, no matter how well-intentioned, can be seen as a violation of that privacy. Even something as simple as “stopping by to check on a repair” could result in a formal complaint, a violation notice, or legal action.
Abrams Realty’s Access Procedures
Abrams Realty enforces strict access procedures:
Tenants are given proper notice before any entry.
Repairs are coordinated through licensed, insured vendors.
Documentation is maintained for every work order.
Keys are securely managed and never duplicated without authorization.
These systems protect both the property owner and the tenant.
Insurance and Liability Protection
Insurance companies often require that repairs, maintenance, and inspections be conducted by licensed and insured professionals. If a property owner performs work themselves or hires an unapproved contractor, they could unintentionally void their coverage.
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Examples of Insurance Risk
If a plumbing repair leads to water damage, and the work was not performed by a licensed professional, an insurer may deny the claim.
If an owner or unapproved worker is injured while performing repairs, the owner may be held personally responsible for medical expenses or damages.
Abrams Realty’s policy eliminates these risks by ensuring that every repair is properly authorized, documented, and performed by qualified professionals covered by their own insurance.
Consistency and Quality Control
Our property management system ensures consistent standards across all properties. Repairs are tracked, invoices are reviewed, and work is verified. When owners or third parties perform repairs independently, that consistency is lost, and so is the protection that comes with proper documentation.
Every repair completed through Abrams Realty is recorded within our system, creating a detailed maintenance history for the property.
Why Maintenance Records Matter
This record is invaluable when:
Filing insurance claims
Preparing for inspections or appraisals
Resolving tenant disputes
Selling or refinancing the property
By keeping everything centralized, we maintain transparency and accountability for every maintenance decision.
Owner Involvement Without Liability
At Abrams Realty, we understand that property owners care deeply about their homes. Many owners are skilled in construction, maintenance, or repair work and take pride in maintaining their investments. We value that hands-on commitment.
However, the safest and most effective way for an owner to participate in repairs is through communication and oversight, not direct involvement.
Ways Owners Can Stay Involved
Owners can still:
Review and approve work orders
Discuss repair strategies with their property manager
Suggest preferred vendors (subject to approval)
Request estimates or photos of completed work
This way, owners stay informed and engaged without exposing themselves to unnecessary risk.
Why This Policy Exists
Our “no owner repairs on occupied properties” rule is not about control—it’s about protection.
It protects our owners from lawsuits, insurance issues, privacy violations, and property damage claims.
It protects our tenants from unauthorized access or incomplete repairs.
And it protects Abrams Realty by ensuring that all work meets professional and legal standards.
In short, it creates a safe, consistent, and fully documented system that benefits everyone involved.
Final Thoughts
Property management is more than collecting rent and handling maintenance—it’s risk management. Every procedure we follow at Abrams Realty is designed to protect your property, your finances, and your peace of mind.
Repairs should never expose you to liability. That’s why Abrams Realty does not permit property owners to perform repairs on occupied homes. In today’s litigious world, even the smallest act of goodwill could lead to a major problem if it’s not handled correctly.
By allowing Abrams Realty to coordinate and manage all maintenance activities, you gain something much more valuable than short-term savings—you gain security, documentation, compliance, and confidence that your property is being handled the right way, every time.
