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PMI James River
PMI James River is a residential property management company at 1806 Summit Ave Ste. 300-113, Richmond, VA 23230. The company holds Virginia Real Estate Firm License No. 0226038141 from the Virginia Real Estate Board through the Department of Professional and Occupational Regulation, and it is an EPA Lead-Safe Certified Firm under Certification No. NAT-F286146-1. A local owner runs the office as an independent location within Property Management Inc., a national network of more than 400 independent locations, and the team holds BiggerPockets Featured Property Manager status for the Richmond market. The owner is a member of the National Association of Residential Property Managers and its Greater Richmond chapter. The team manages single-family homes, condos, and multi-unit rentals across Richmond and Henrico, Chesterfield, and Hanover counties, including Glen Allen, Short Pump, Midlothian, Mechanicsville, and Chester.
The team prices each rental against real-time market data, prepares it for launch, photographs it, and lists it across major rental-search platforms under a dedicated leasing specialist. Every applicant goes through background and financial checks before approval. Tenants pay rent through a 24/7 online portal, and owners track accounts, monthly statements, and disbursements through a separate 24/7 owner portal. Accounting covers vendor bills, security deposit disbursements, tax statements, and 1099s. The team coordinates maintenance and repairs through licensed and insured vendors, runs regular in-person inspections, monitors the laws and insurance rules that apply to each property, and processes evictions. Home Watch looks after second homes, vacation homes, estates in probate, and houses left empty during an extended absence, with landscaping, security, cleaning, and maintenance. The company also offers investment services, a free rental analysis, and rent-versus-sell, ROI, and vacancy loss calculators.
Business snapshot
A Property Management Company in Richmond, Virginia
Owners, tenants, and a vendor describe PMI James River as a manager that watches owner profitability and keeps properties in good shape. The theme that repeats across reviews is response time, whether the request is a maintenance ticket, a tenant email, or an owner update.
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1806 Summit Avenue Ste. 300-113
Richmond, VA
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Recent customer feedback
As an out-of-state owner, I needed someone I could trust to manage my rental remotely. PMI James River has been amazing! They take care of everything (even utility bills), keep me updated, and ensure my property remains in top condition. Regular inspections, with photos sent to me. I highly recommend them to any absentee landlords looking for peace of mind.
I've recently started working with PMI James River as a vendor and have found them to be professional, organized, and prompt with payments.. I initially found the vendor packet a bit long until I realized it was mostly educational for my OWN benefit since working with tenants comes with extra liabilities. Fantastic transparency. Not only do they care about their clients but also their vendors!!
PMI James River is the best property management firm I’ve ever worked with. After average to subpar experiences elsewhere, they have truly raised the bar for me and my investments. Among other things, their responsiveness is better than I’ve ever experienced before. What really sets PMI James River apart is their data-driven approach: they took the time to explain the current ROI, NOI, and cash flow of my property, even providing a 10-year IRR forecast. This analysis helped me make more informed decisions about my investments. In fact, they provided a clear, data-backed reason to hold onto my investment property rather than selling it. I’m extremely glad to be working with PMI James River now, and I’m confident you’ll benefit from their expertise too.
As a fellow property manager, I've gotten to know Johnny and the team at PMI James River, and I'd recommend them to any owner looking for reliable long-term rental management. Johnny is responsive, knows his market, and genuinely cares about protecting his owners' investments while treating tenants fairly. He's someone I trust and regularly trade ideas with, and his professionalism and work ethic stand out in this industry. If you have a rental property in the James River area, you'd be in good hands with Johnny.
Johnny and the team at PMI James River was an excellent property manager for my rental in North Chesterfield. He kept the property well-maintained, responded quickly to any issues, and handled tenant communications professionally throughout the lease. I Highly recommend him to other landlords or tenants looking to rent-out or rent a home.
Exceptional service. Attentive to owner interests and profitability. Thoughtful approach in handling tenants needs and maintaining great communication and response time.
As I am out of state, my property is not a headache
FAQ
What does PMI James River do?
The company manages residential rentals in Greater Richmond, covering marketing, tenant screening, rent collection, maintenance, accounting, inspections, and evictions.
Is PMI James River licensed?
Yes. The Virginia Real Estate Board licenses the company under Firm License No. 0226038141, and it holds EPA Lead-Safe Certified Firm status under Certification No. NAT-F286146-1.
Who does PMI James River work with?
Accidental landlords with inherited property, first-time investors, owners of small portfolios, and out-of-state landlords, along with the tenants renting their homes.
When does the company charge management fees?
Management fees start only after a renter moves in and rent is collected. The one exception is an owner's contribution toward vendors who make a home rent-ready.
What are the business hours?
Monday through Friday from 9 AM to 5 PM, closed Saturday and Sunday. The tenant and owner portals stay open 24/7.
Where does PMI James River operate?
The office sits at 1806 Summit Ave Ste. 300-113 in Richmond, and the team covers Henrico, Chesterfield, and Hanover counties, including Glen Allen, Short Pump, Midlothian, Mechanicsville, and Chester.