Cobb & Co. Property Management

Cobb & Co. Property Management At Cobb & Co.

Property Management, our mission is to make a positive impact on our community by helping investors maximize their investments, while providing quality housing to tenants.

🏠 WOULD YOU KNOW WHAT TO DO? — SCENARIO #5It’s the beginning of the month, and your tenant’s rent hasn’t arrived. You r...
08/29/2026

🏠 WOULD YOU KNOW WHAT TO DO? — SCENARIO #5

It’s the beginning of the month, and your tenant’s rent hasn’t arrived. You reach out, and they respond: “I’m so sorry! I’m just waiting on a paycheck. I promise I’ll have the full rent to you next Friday.” They’ve always been nice. They’ve never caused a problem.

So...do you give them some extra time?

YOU’RE THE LANDLORD. WHAT’S YOUR NEXT MOVE?

A. Give them until next Friday. They’ve been good tenants.

B. Tell them to pay whatever they can now and work out the rest later.

C. Follow the lease, document the communication, and begin the required process for unpaid rent.

D. Wait and see what happens. There’s no reason to make things uncomfortable yet.

👇 What would YOU do? Drop A, B, C or D in the comments before reading our answer!

Our answer: C. 📋

Being compassionate and following the lease aren’t mutually exclusive. When rent isn’t paid as required, one of the biggest mistakes a landlord can make is handling the situation informally without understanding how that decision could affect what happens next.

A professional property manager can communicate respectfully with the tenant while still following the lease, documenting what occurs, assessing applicable late charges, and taking the appropriate steps required under Virginia law.

And perhaps most importantly, consistency matters. Making exceptions on the fly can create accounting problems, delay resolution, and make an already difficult situation more complicated.

At Cobb & Co., we believe good property management means treating people professionally while also protecting the owner's interests and following the proper process. Sometimes, being a landlord isn't always about knowing how to fix something. Sometimes it's about knowing what to do, when to do it, and how to document it.

🏡 So... WOULD YOU KNOW WHAT TO DO?

That wraps up our first week of scenarios! How many did you get right?

📍 Richmond, VA & surrounding areas
📞 (804) 999-4733
🌐 cobbrichmond.com

🏠 WOULD YOU KNOW WHAT TO DO? — SCENARIO #4You arrive for a scheduled property inspection and immediately notice somethi...
08/28/2026

🏠 WOULD YOU KNOW WHAT TO DO? — SCENARIO #4

You arrive for a scheduled property inspection and immediately notice something different. The dining room that was painted a neutral color at move-in is now...

DARK NAVY BLUE. 😳

The tenant says: "We love it! Don't worry, we'll paint it back before we move out."

You're the landlord. What's your next move?

A. Ignore it. They said they'll paint it back.

B. Demand that they repaint it immediately.

C. Review the lease, document the alteration, and address it according to the lease requirements.

D. Charge them for repainting right now.

👇 What would YOU do? Drop A, B, C or D in the comments!

Our answer: C. 📋

Before reacting, start with the lease.

If the rental agreement requires written permission before painting or making alterations, document what was found and communicate with the tenant about the lease requirement and what needs to happen next.

Why does it matter if they're willing to paint it back?

Simply stating that they will "paint it back" doesn't necessarily mean restoring it properly. Dark colors can require additional coats of primer and paint. Poor preparation can damage walls and trim and the finished result may not match the original color or quality. This is also why good documentation at move-in, during the tenancy, and at move-out matters.

A property manager isn't there just to collect rent. We're also there to help owners protect their property, document its condition, communicate expectations, and address issues before they become expensive surprises.

🏠 Would YOU know what to do?

Come back tomorrow for Scenario #5 — our final scenario of the week!

📍 Richmond, VA & surrounding areas
📞 (804) 999-4733
🌐 cobbrichmond.com

🚨 WOULD YOU KNOW WHAT TO DO? — SCENARIO #3Your tenant sends you a message:"There's a little water under the kitchen sin...
08/27/2026

🚨 WOULD YOU KNOW WHAT TO DO? — SCENARIO #3

Your tenant sends you a message:

"There's a little water under the kitchen sink. It's not that bad, so I just wanted to let you know."

You take a look at the photo. It really DOES look small. You're the landlord. What's your next move?

A. Ask the tenant to put a towel under it and keep an eye on it.

B. Wait a few days to see if it gets worse.

C. Arrange for someone to investigate the source of the leak promptly.

D. Tell the tenant to tighten the plumbing connections themselves.

👇 What would YOU do? Drop A, B, C or D in the comments before reading our answer!

Our answer: C. 🔧

That little puddle may be telling you something much bigger.

Water can travel into cabinets, flooring, walls and areas you can't easily see. What begins as a relatively simple plumbing repair can become a much more expensive problem if the source isn't identified and corrected.

That doesn't mean every drip requires an emergency plumber at midnight. It does mean water intrusion deserves attention.

At Cobb & Co., our job isn't simply to respond when something becomes a major problem. Good property management means evaluating maintenance concerns early, coordinating the appropriate response and keeping the property owner informed.

Because when it comes to rental property maintenance...

💧 A small leak is often much less expensive than a big repair.

Could you handle the call?

🏠 WOULD YOU KNOW WHAT TO DO?

Come back tomorrow for Scenario #4!

📍 Richmond, VA & surrounding areas
📞 (804) 999-4733
🌐 cobbrichmond.com

🐾 Happy National Dog Day from Cobb & Co.! 🐾Today we're celebrating the four-legged family members who somehow manage to ...
08/26/2026

🐾 Happy National Dog Day from Cobb & Co.! 🐾

Today we're celebrating the four-legged family members who somehow manage to take up half the bed, the entire couch, and 100% of our hearts. 🐶❤️

Whether they're greeting you at the door like you've been gone for three years (when it was really 10 minutes), keeping a close eye on everything happening in the kitchen 👀, or simply curling up beside you at the end of the day, dogs have a special way of making a house feel like home.

At Cobb & Co., we know pets are an important part of many of the families who call our rental properties home, and responsible pet ownership helps make the rental experience better for everyone.

So today, give your pup an extra treat, an extra belly rub, or maybe an extra-long walk. They deserve it! 🦴🐕

And because we definitely want to see them...

📸 SHOW US YOUR DOGS!
Drop a photo of your four-legged family member in the comments and tell us their name! 👇 We may just find the cutest member of the Cobb & Co. community. 🥰

Happy National Dog Day! 🐾🏡❤️

📍 Richmond, VA & surrounding areas
📞 (804) 999-4733
🌐 cobbrichmond.com

🐾 🐾 WOULD YOU KNOW WHAT TO DO? — SCENARIO #2You’re conducting a scheduled inspection of your rental property when a dog...
08/26/2026

🐾 🐾 WOULD YOU KNOW WHAT TO DO? — SCENARIO #2

You’re conducting a scheduled inspection of your rental property when a dog walks into the room.

There’s just one problem...

There is NO pet listed on the lease. 😳

The tenant says, “Oh, we just got him a few weeks ago. We didn’t think it would be a big deal.”

You’re the landlord. What’s your next move?

A. Let it go as long as the property looks okay.
B. Tell the tenant the dog has to be removed immediately.
C. Review the lease, document the situation, and follow the established process for an unauthorized animal.
D. Charge a pet fee and consider it resolved.

👇 What would YOU do? Drop A, B, C or D in the comments!

Our answer: C

An unauthorized animal shouldn’t simply be ignored, but it also shouldn’t trigger a knee-jerk response.

Start with the lease. Document what was observed. Communicate with the tenant and determine the circumstances.

If it’s a pet and pets are permitted, the tenant may need to complete the required screening and approval process and satisfy the applicable lease requirements.

If the tenant indicates the animal is an assistance animal, however, a different process applies. It should not automatically be treated as an unauthorized pet or subjected to ordinary pet fees.

That’s where professional property management matters, knowing when to enforce the lease, when to investigate further, and when different rules may apply.

🏠 Would You Know What to Do?
Come back tomorrow for Scenario #3!

📍 Richmond, VA & surrounding areas
📞 (804) 999-4733
🌐 cobbrichmond.com

🚨 WOULD YOU KNOW WHAT TO DO? SCENARIO #1It’s 8:30 PM.Your tenant calls.The air conditioning has stopped working.It’s 92...
08/24/2026

🚨 WOULD YOU KNOW WHAT TO DO? SCENARIO #1

It’s 8:30 PM.

Your tenant calls.

The air conditioning has stopped working.

It’s 92° outside.

They want to know what you’re going to do about it.

You’re the landlord. What’s your next move? 🤔

Do you...

A. Tell them you'll call an HVAC company in the morning.

B. Start calling emergency HVAC companies tonight.

C. Provide temporary cooling while arranging the repair.

D. Put them in a hotel immediately.

Before you scroll any further, what would YOU do?

Drop A, B, C or D in the comments. 👇

Here's where professional property management becomes important: there isn't always a one-size-fits-all answer.

The first step is determining the severity of the situation and getting a qualified HVAC professional involved as quickly as reasonably possible. The outside temperature, indoor conditions, occupants' safety, availability of emergency service, anticipated repair time and whether temporary cooling can be provided can all affect what happens next.

At Cobb & Co., an A/C outage when the outside temperature exceeds 85°F is treated as an emergency maintenance issue under our management procedures. We act quickly to protect both the property and its occupants.

That doesn't automatically mean a hotel every time an A/C stops working. It means the situation needs prompt attention, good communication and an appropriate response based on the circumstances and that's the point of this series.

Owning a rental property isn't just about collecting rent. Sometimes the phone rings at 8:30 at night, and someone has to know what to do next.

🏠 Would You Know What to Do?
Follow us all week for a new landlord scenario.

📍 Richmond, Virginia & surrounding areas
📞 (804) 999-4733
🌐 cobbrichmond.com

🚨 THE CALL COMES IN. WHAT DO YOU DO NEXT?Tomorrow we're starting something new at Cobb & Co.We're taking situations that...
08/24/2026

🚨 THE CALL COMES IN. WHAT DO YOU DO NEXT?

Tomorrow we're starting something new at Cobb & Co.

We're taking situations that rental property owners can encounter and asking one simple question:

WOULD YOU KNOW WHAT TO DO?

Before we tell you how we'd handle the situation, we want you to make the call.

Some answers may seem obvious.

Some may surprise you, and some will show just how quickly a seemingly small property management issue can turn into a much bigger decision.

Whether you're already a landlord, thinking about renting your home, or building a rental portfolio, this series is for you.

🏠 Scenario #1 drops tomorrow.

Think like a landlord.
Answer like it's your property.
Then see how we'd handle it.

Follow Cobb & Co. Property Management so you don't miss it.

🌐 cobbrichmond.com
📞 (804) 999-4733

🔑 YOU HAVE THE KEYS. YOU HAVE THE TENANT. NOW YOU HAVE THE DECISIONS.Being a landlord means you're eventually going to g...
08/22/2026

🔑 YOU HAVE THE KEYS. YOU HAVE THE TENANT. NOW YOU HAVE THE DECISIONS.

Being a landlord means you're eventually going to get a call you weren't expecting, and sometimes there isn't much time to figure out the answer.

What would you do if…

…the A/C stopped working during a heat wave?

…a tenant wanted to add a pet halfway through the lease?

…you discovered something concerning during a property inspection?

…a repair couldn't wait until Monday?

Every situation comes with decisions, and those decisions can affect your property, your tenant and your bottom line.

So here's the question:

Would you know what to do?

Starting Monday, Cobb & Co. is putting YOU in the landlord's seat.

We'll give you the scenario first.

You decide what you would do.

Then we'll show you how professional property management approaches it.

🏠 WOULD YOU KNOW WHAT TO DO?
New series begins Monday.

🌐 cobbrichmond.com
📞 (804) 999-4733

🏠 OWNING A RENTAL IS EASY… UNTIL IT ISN’T.A tenant calls with an urgent problem.A repair needs an answer now.Something u...
08/21/2026

🏠 OWNING A RENTAL IS EASY… UNTIL IT ISN’T.

A tenant calls with an urgent problem.
A repair needs an answer now.
Something unexpected shows up during an inspection.
A situation comes up that you’ve never dealt with before.

Would you know what to do?

Next week, Cobb & Co. Property Management is taking you inside some of the real situations rental property owners can face, and the decisions that come with them.

No textbook scenarios. No fluff.

Just the kinds of moments that can make being a landlord a whole lot more complicated than collecting rent each month.

👀 A new series starts Monday.

WOULD YOU KNOW WHAT TO DO?

Follow along next week and see how you would handle it.

📍 Richmond, VA Property Management
🌐 cobbrichmond.com
📞 (804) 999-4733

🏡 Getting a Home Rent-Ready Is More Than Taking PhotosA great rental listing starts long before the photos are posted.Be...
08/14/2026

🏡 Getting a Home Rent-Ready Is More Than Taking Photos

A great rental listing starts long before the photos are posted.

Before a home hits the rental market, there are important details that need attention, from determining the right rental price and evaluating the property's condition to coordinating maintenance, preparing documentation, marketing the home, and managing showing inquiries.

At Cobb & Co. Property Management, we help property owners navigate the entire process.

🔑 Getting rent-ready can include:
• Market analysis and rental pricing
• Property condition review
• Maintenance and safety checks
• Required documentation and disclosures
• Professional listing preparation and marketing
• Showing and inquiry management

Why does all of this matter?

Because the way a rental property is prepared and positioned from the beginning can affect tenant interest, time on market, maintenance issues, and the overall performance of the property.

Owning the property is one thing. Managing all the details that come with renting it is another.

That’s where we come in.

📍 Serving rental property owners throughout Richmond and Central Virginia
📞 804-999-4733
🌐 cobbrichmond.com

Have a home you're considering renting? Let's talk about what it would take to get your property market-ready.

Address

4235 Innslake Drive Suite 105
Glen Allen, VA
23060

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

Telephone

+18049994733

Website

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