I am a landlord and chose to get a property manager since my husband and I moved out of the state, prior to this we handled the property management portion of our rental home. We never had a problem with our tenants prior to getting involved with this company. After realizing that my tenants requests have not been completed I contacted the tenants. They discussed that they were being told that my husband and I were denying requests. The property manager was also defaming our character to the residents. From then on we have handled all of the requests long distance with the help of vendors that we know and trust. The tenants are now happy and we are happy. I could not believe Dodson Property were speaking negatively to the tenant about their own clients. Please do not choose this company, unfortunately they are dishonest. read more

Currently renting from Dodson. Would have been glad to give them a great review because we have been a tenant for the past year and have not had any major issues. Until now. Recently, a legal advertisement came to the house offering legal services to stop the foreclosure sale of the house. HUH?? Foreclosure?? WTF!!! Contacted Dodson over the weekend by email after the advertisement was received. Went to the office first thing the next business morning, was told that everybody we needed to talk to had not come in yet. Gave the receptionist a copy of the advertisement that came in the mail and asked for someone to call me ASAP. Didn't receive a phone call (unprofessional) only received an email that stated they had been in contact with the homeowner who was not aware of any problem and the homeowner would be contacting the bank to get things straight. Two days later, and the homeowner has not gotten back with Dodson with a status. After speaking with a manager was basically told that there wasn't much that they could do. As far as being moved to another property, we would be at the top of the list as a high priority. In my opinion, totally unacceptable. We are basically living with the ​fear of someone coming to the house one day and telling us that we have only so much time before we have to vacate. This is no way to live. This may not be the house that we own, but we call this house our home. And had planned on staying here for a couple of more years so could eventually buy our own house. I thought this was a great place to deal with. But now, I don't think so. The property management company seems to be more concerned about the homeowner than the tenants that are renting these properties. If we can get through this situation, if anybody were to ask me about Dodson, I would tell them to ​try renting from somebody else. They have some nice houses that are available to rent, but nobody seems to be checking on the homeowners to make sure that they are doing what they are supposed to be doing. read more

Hahaha so get this. If you file a complaint with the BBB, they will falsify documents in order to make them look better. I filed a complaint and they made up some documents making it seem like we didn't pay rent. Excuse me, we have documentation on YOUR website and through our banks, we also have a letter confirming that we have paid up for June....yet you still evicted us. WE OWE NOTHING and we have proof. Everyone be warned...you will have 5 property managers that tell you different things. RECORD all phone calls as well because these people cannot be trusted. I have never dealt with such inhumanity and non-compassion for other people. All they care about is their money. Nothing else. And the funny thing also is, they say there are no open maintenance calls, well hello...that is bc you deleted all of them a month before we moved out so that you can say there are no open calls. And didn't even fix any of the problems. Anything you need, you need to go online instead of calling them like a regular human would do. They don't want to deal with you and will block your calls. I would never want these ppl as property management bc they are the definition of slum lords. I will be calling BBB tommorrow and letting them know of their lies and provide proof as well. Deformation of character is in their line of business. Great to know and Army Veteran was treated so poorly. They will be out of business as soon as word gets out how badly they lie. read more

I would never rent from this group. We have been dealing with them and the way the run a property by us for months now. Trevor Woods is incredibly rude and disrespectful. after a week of trying to get him on the phone, he kept telling me an issue was going to be taken care of and it still has not been taken care of. My last conversation with him ended abruptly when he rudely hung up in the middle of me speaking. If this is how they treat strangers I would hate to live in one of the properties. I wonder if the owners of the property know the lack of work these people do. read more

I would give them 0 star if I could. I feel luckily for somebody that could give them 5 star for there services. Horrible , horrible & totally horrible! As a landlord , I don't think they should own a management company with such a unprofessional staff. They have never confirm you for the expense , you will have to learn to receive your rent after the 20th of each month, or seeing almost $0 income. let them manage your property and see if you could make any dime from the rent ... Please read all the reviews , and find a professional company to handle your property rather than check your luck with Dodson! read more

Wish we had read Yelp reviews prior to even looking at the properties. Their agent essentially stole our deposit, gave us faulty information and wasted a month of my time. They never respond to v.m. or messages (except Keisha who went as far as to call us back) and some guy in the front office was a joke with his disregard for his job or lack of rental knowledge. I think he got himself fired. Stay away. They think they are NYC without the culture of the city behind them? read more

Warning!!!!!!!!! Very bad customer service will not respond to maintenance calls for weeks sometimes months!!! Office workers are very rude and will ignore your calls they only care about the rent. They will do anything to keep your deposit !!!! Then they have racist workers as well good luck renting from the slum lords if u are desperate and need a company that doesn't check for anything they are very easy to move into as long as u have money for deposit for them to keep read more

As a tenant of Dodson Property Management I must say they have done horribly as a staff. There are zero highlights associated with this company to speak of during my current experience with them. My family moved cross country to a filthy house and yard that was not kept up at all. The house required many repairs like a broken AC unit at move in, in August. A broken sump pump. As well as kithen counters not secured to there base. Windows that were non operational, and a few other issues. With the amount of issues we had moving in it's hard for me to believe they do a thorough examination on their properties prior to renting them out. Some repairs were taken care of right away, but some took 4 months to be done and others have never been touched. At this point we just want to fulfill our rental agreement so we can be rid of this house and the horrible experience with Dodson Property Management. I would not recommend anyone doing business with them. They are a predatory company who only cares about themselves and not their renters. read more

Easily the worst company I have ever rented from. The property manager is almost impossible to get in contact with. We would get responses weeks after asking questions. We went through Dodson for plumbing and the plumbers destroyed our carpets and then we were told that we were supposed to get the carpets dry cleaned upon move-out date due to contract although it was never stated in the contract. Afterwards, we were told that since the carpets were dirty(from their own plumbing contractors) that we weren't required to get the carpets dry cleaned just "suggested". These guys are absolute thieves. My roommates and I all tried to contact Dodson about several different things numerous times and received little to no response after weeks. IF I could, I would rate Dodson 0 out of 5 stars. I tell every single person who is looking to rent to stay as far away from Dodson as possible. Hopes this helps. read more

This is truly a horrible property management company. Don't ever let them manage your house. This company was referred to me by a equally horrible real estate agent. They have been managing my house for a year and a half and they don't do anything but collect their fee. I've been through two reps and both are equally non responsive and lazy. They do not get back to me and fail to follow simple directions like asking the tenant to pick up leaves. They never visit the property unless you pester them endlessly and even then, they just observe the property and do nothing to manage it at all. They are no help what so ever when it comes to maintaining the home. They are truly worthless. read more

We were supposed to view a property a couple weeks in Richmond. We both took off time from work in order to fit the viewing in on their office hours. We showed up early and waited for 45 mins. for the contact to show. Nothing. I tried reaching via office, the number provided on our e-mail correspondence, and also through e-mail. I will not disclose the personnel that we worked with, but we were/are highly disappointed in the lack of concern. It's frustrating to take time off from work to have them not honor their commitments to us or anyone else they might stand up. And to not even give us a call back at all? That's just poor customer service. I wish we would of paid attention to the reviews beforehand. It could of saved us the headache of dealing with this company in the first place. read more

If there was a negative 3 that's what I'd be giving them. They rented out my property and in 4 months I never received the rent on time. 1 month they took over a third of the rent without even notifying me of repairs they claimed needed to be done. Go with another property management property management company. read more

Absolutely horrible service. Very difficult to get a call back, doesn't follow up if the tennent is late with their rent (I have to call them), Dodson keeps the late fee - I still have to make the house payment on time. I've been asking for two weeks when the tennent are moving out. I just found out that they moved out two weeks ago when I called the power company (vs trying to get the answer from Dodson), read more

As a Dodson Property Owner for almost 10 years, I have seen the good and bad of working with Dodson. 10 Years ago Dodson's service was outstanding but it has consistently dropped year over year. To the point this year, I couldn't stand it any longer and we had to fire Dodson. They are more interested in finding lower end tenants so that they can collect late fees and increase maintenance request. As their processes have changed over the years, they have lost touch with their property owners and have put more risk on them to increase Dodson's bottom line. I would avoid them at all cost now and we have moved our business elsewhere. Hope this helps. read more

Awful company! Read all the bad review on line and you will know why. I feel sorry for people who are looking for tenants. I am relocating to the west end and I called Sarah Petty and she was so unprofessional. I had to hear all her personal problems as to why she could not take me to see a home at 8410 Zell Lane richmond. She had no babysitter her husband was going away no day worked for her. She told me to call her back and she would have another agent show me the home on Saturday. She never called me back. I then called her again on Monday, I also emailed her through craigslist, no call back nor email response. I emailed someone in the company again no response. Finally someone in Dodson must of told her and it got to her manager Windi Perrow and Sarah then emailed and called me. By then I had done a review and found that they are the worst Property Management in Richmond. The only nice thing was that the Manager Windi Perrow finally emailed asking if she could help. By then it was to late. After reading all of the bad reviews it just confirmed what I was feeling. I feel sorry for those who think that these people are trying to find them tenants and they don't even call you back. I feel worse for those who call because they need a repair. I read of people who have lived with leaks in the ceiling and no heat. I recommend you research who you want to give your home to before you intrust someone to manage your home and to those looking for a home RUN!! RUN!! RUN!! This happen on February 14th 2014... They are located in Richmond VA read more

As a property owner, I do not recommend using Dodson as your property manager. We have worked with them now for almost 2 years. Both our tenants as well as us, the owners, have received terrible service. Simple issues that need to be fixed take over 2 months to even have a work order submitted, they use their internal "contractor" to repair things and the work is terrible-their cleaning crew supposedly cleaned my property between tenants 2 times and I still spent an entire day cleaning the house because nothing has been touched!! Toilets had not been cleaned, counter tops still had food on them, and the list goes on! Our latest tenants were given the key to move in without even paying the first months rent!! We have yet to receive their rent. We have had 2 property managers on our account during this time and both of them requires constant management just to get basic services completed. You do not get quality service through this organization. read more

Every tenant they have ever found and approved for me has been horrible!! I am now dealing with trying to recoup all the money they lost for me. After trying to garnish wages from the third tenant they gave me, I have come to find out from my attorney this person has had several rental companies with judgements on them. How did they ever get through their screening process? Finally after years of working with them and giving them second chances, I will no longer work with them. read more

I just started renting my first apartment this summer in July. This has been the worst experience of my life. The apartment was not ready on time, we were forced to delay move in for one full week. We came to the apartment on the day we were supposed to move in and the floors they had promised us were still being put in two hours after we should have been able to move in. After they finished the floors they just began patching holes in the walls. The move in was not even close to the worst part. Our air conditioner never and still doesn't work and so we had to provide our own unit, the landlord delayed as long as possible and I contacted the owners of the house, quality home enterprises. They finally took care of it but t has slowly gone back to only partially working. Our doors hardly open and close and they never changed the locks as was promised. Th parking in the rear alley of the house was included in the lease but they have promised too mAny people parking and I can never find a spot, not to mention there is no lighting and the gates from the parking to my back door hardly open. Our refrigerator doesn't close all the way and so it creates condensation and it also has been ignored. I am beyond done with this company and I WILL NEVER be involved with them again. I cannot wait to be out of this lease. read more

I recently moved into my first post-college place through Dodson and I couldn't be happier. I was looking for an apartment and I reached out to Dodson Property Management to set up some viewings. The leasing agent was super accommodating by taking time to show me all of the apartments in the area I wanted so I could find the best fit. The lease agreement and move in process was really quick and simple. My apartment was clean when I moved in and I haven't had any problems with the building. I've recommended Dodson to all my Richmond area friends! read more

This company paid its employees to get reviews. You will find actual employees and their family members reviewing this company as if they were tenants. read more

Don't rent from these guys. During our two year stay, we had a rotating hodgepodge of property managers. None of them were ever timely in their responses whenever there was an issue. In fact you would be lucky to even get a call back. There was maintenance issue that was not resolved and they would not resolve so I had to do myself. When my new rental property needed my rental history with Dodson, they would not contact them back. Fax, Email, and Phone was used to try and contact but no response. Left me in limbo trying to find a place to live. read more

I am currently renting through Dodson ... they do not follow through .. they ignore the tenant when something needs fixing which is in fact against the law and they do not clean the property before you rent ... you are best to steer clear of them if you want to find a nice place to live... their property manager has no clue .... and he doesnt like to get up before noon read more

Do not rent from this company unless you want to be badgered every time you have a maintenance request. Worst experience I've ever had with a property management company. Awful read more

Do not use this company. I contracted with them to rent out my house in Glen Allen. They did every thing possible to nickel and dime me. The contract specified that the tenants would keep up the yard (a wooded lot), but Dodson contacted me and said the tenants wanted me to pay for a lawn service company and Dodson agreed I should. I told them to get out the rakes like I did! My yard, which was once beautiful, is now a disaster. Also, the tenants knew I had a cat when they toured the house. But after they moved in they complained that their child was allergic to cats and they wanted a complete HVAC duct cleaning. Dodson agreed and charged me for the cleaning. Then they charged me for carpet cleaning because of the allergic child, even though I had just had the carpets cleaned before I moved out. Then the tenants thought there was an animal in the crawlspace, even though it is sealed so nothing can get in. I had to pay for a service to go in and verify that there was no animal in there! This is only the tip of the iceberg. I have since changed to another management company that I am very pleased with. Run away from this company! read more

I am currently in the process of finding a property to rent. I have sent out in multiple requests on their website as well as left multiple messages with the property manager in charge of the place I'm interested in and have received no response. I called the office and they just referred me back to the property manager. If its this difficult to just try and inquire and view a property, imagine if I actually became a tenant and needed a problem fixed. read more

If i could post zero or NEGATIVE stars-I would!!!! absolutely WORST company I have EVER rented from, ever. imagine leaving everything you know behind, traveling for 2 weeks across 3000 miles, to a house you have been told will be ready for you. You want your own bed and space again, to be home. NOT with this company!!!! We found a complete house-inside and out-trash in the yard, sidewalk, walls, appliances, and carpets coated in dog hair, dust, cobwebs, and complete filth. We had to cut bushes just to get up the sidewalk and our trucks in the driveway. Then, 4 carpets and padding were removed by the end of week 1-one was so bad the carpet cleaner guy refused to try to reclean it-he just threw it out on the back deck (were it sat for about 3 weeks) because he felt so sorry for us moving in to the hot mess. The carpet was literally one big doggie pee pad. Not ever was there a "OH MY GOODNESS-so sorry, do not know how this happened, hey, let us clean the house, make this right, we will refund your rent and put you up in a VERY NICE hotel and pay for all your food" offer-never-nothing. they actually admitted they did not check the last people out. So, standing on the steps, keys in hand and homeless, our family moved in to the 2 rooms with hard wood floors, and WE ended up washing EVER SINGLE surface in the house at least twice, most surfaces 5 times-we are talking walls, ceilings, pulled ever cabinet drawer, floors were not even mopped, light fixtures, everything. house was nasty. cross fit cinderella-yeah, it's real, we had guns of steal! 14 days, 14 hours a day, 2 man team (kids quarantined to one room with a lot of toys and video games). dog hair in every single nook in cranny of the home. Oh, and that is just the state of the house on move in day... THERE IS MORE!!!! We had a friend look at the house for us, since we were across the country. So, we did the lease online. We had to ask for everything. In a business situation, should they not want someone to rent the house, give them money? It was like we did the property managing for them, and they did as little as possible. We had to make multiple attempts at every step of the process, every step was extremely difficult and painful, more than any other company i have ever had to deal with. nothing ever worked the first time. always a problem. we asked multiple times for list of utility companies, and were still getting them the first day in the house. yeah, we signed the lease about 2 weeks prior. there was plenty of time to get house ready and utilities set up. naomi and her team in fredricksburg are worthless. we were never compensated or even thanked for that matter for our work sanitizing the house. the online maintenance request system is painful to use. minimum of a week on anything that breaks. we had to request to pay rent!!!!! are you kidding me-who has to ask permission to do the right thing? a proper business should do their job that the owners are paying them good money to do, and explain all that at move in, have it all set up, so come end of month 1, it is a seamless transaction. duh! IF...you are a home owner...and value your home as an investment, Dodson property will trash it, and not take care of it for you. Seek an agent elsewhere!!! They did not physically inspect at check out the previous tenants. They did not know they had 3 very large dogs living in the house. The house only had 1 working smoke detector for over 1 month while we lived in it, plus more while previous tenant lived in it-State law is 5 days. The mgmt team did very little to improve very unsanitary living conditions upon our move in. We had to push for all improvements. If we had fought for every improvement-ie.normal expected state at move in, and to this day they hate us, this house would still be a wreck. The house is indeed better for it, and all who enter now, know known the wiser, because it looks -and smells!-like a normal house should ! I am talking burnt out lightbulbs, spindles falling out of staircase, toliet seats dont fit, shutters broken, cabinets hanging sideways, no weatherstripping on exterior doors, broken windows, flaking paint, pee stained carpet, empty fireplace gas tank, and the list goes on. IF...you are renter...RUN AWAY!!!! unless crossfit cinderella sounds fun to you (it is so gross-dont be fooled), but at the end of the day, you still have to deal with a management company that is inept.they are capable of nothing more than having an online service collect a rent check-that is truly all they are capable of doing,and then even then, they sometimes stuggle. Renting from this company will cost you way more than rent, since you will have to do everything yourself. I have absolutely nothing good to say. I have even dealt with Richmond headquarters "boss lady", and she backed up her managers with attitude and snot that is professionally unbecoming. There is so much more bad stuff, but I better stop. JUST DO NOT USE THIS COMPANY...EVER!!!!!!!! read more

As part of my job I have worked with property management companies all over the southeast. For the past 2 years I have have had the privilege of working with Dodson property management. Working with 100's of property management companies Dodson stands out the type company that everyone should strive to be like. From innovation to customer service this is one of the best companies and best people in the property management business. read more

My refrigerator and freezer went out two days after buying a fridge full of groceries and spending three hours meal prepping. I was told I should expect a call within 48 hours with no offer to reimburse that expense. Also have mold coming out of my air vents. Don't live in the Coliseum lofts- the people who work here on a daily basis are very kind- but maintenance is horrible. read more

Made an appointment to see a place and they didn't bother to show up. Safe to say I won't be renting from Dodson Property Management.

Never had a good experience with these guys. Had several maintenance issues that they ignored and some safety issues as well (concerns about break ins and the non working locks on the windows since there were a rash of burglaries in the neighborhood were met with nothing). Bailed out as soon as I could. The worst part is the spam I now get. read more

Any one thinking of renting as tenant using this company I urge you to reconsider. It often took several weeks to address any issues, it was rare that anyone ever picked up the phone when I called their office, I would leave messages and 50% of the time no one called me back. We cleaned the rental thoroughly, i.e. we left it much, much, much cleaner than the day we moved in, which they said was cleaned professionally. They did the inspection after we moved out and told me it needed light cleaning, so I asked for specifics. They said the stove was in need of some cleaning... fyi that stove was cleaner the day we left then when we arrived, and they also said the blinds were DUSTY... It was obvious they were really reaching to charge us for something. I was frustrated but they were not budging, but they could not tell me how much a light cleaning would cost when I asked. So I figured a light cleaning would be $50 to $100 MAX, but nope, for some unclear, unethical reason they charged me $407!!!! What would a normal cleaning or a deep cleaning cost?!?!? $2000 or maybe $4000! My best guess is Dodson owns the cleaning company, and is just looking for another way to make money and take advantage of people. What an awful company. Now, if you own a place, want to rent it out, and do not have an issue with working with an unethical low quality company maybe they are the right place for you, but I am left to assume because of my and many other experiences they would be terrible to have manage any property. I suggest checking out their reviews on YELP (solid 1.5 out of 5), I cannot believe they could be anywhere near their current GOOGLE rating of 3.8, I wonder how many of their employees left 5 star reviews... read more

I rented a house through Dodson for two years, my experience was great. When I needed something to be fixed at the house they responded quickly and professionally. They report to the credit bureau and I have a positive impact on my credit because of them. The one thing that I can say is if you're ever late on rent contact them asap because the fees are high and they can help you with a resolution in case of an emergency. read more

My roommates and I were trying to view multiple properties from Dodson, we called over the span of 3 weeks and each time they "took down" our information and that is it. After calling yet again and explaining the frustration, the women on the phone was horribly rude and would not connect to me a supervisor saying it was "unnecessary" and we would receive a call for a viewing, still no viewing. If anything I can say about this company is they are unprofessional and disorganized. Luckily we found this all out prior to even attempting to rent a property from them. I asked for an email address or any kind of contact to the property manager, and she again said she would just take down our info and call us back in the next few days, which is what they have said everytime. Dealing with this company just feels like your dealing with people who are unaware of what they are doing! It's unfortunate because we did like some properties they had. read more

Please, for the love of God and all that is holy do NOT use Dodson. If your water line breaks and your house is flooded, if your A/C breaks and its 100 degrees out, they do NOT care. Their emergency help line is a joke- they never get back to you. Their phones are a joke- they never answer. They don't call back, they don't email back, and I suspect they start screening your calls after you call more than once- they truly just can't be bothered. The house I rented was filthy when we moved in, they "forgot" to clean it. The problems that were there such as ants they tried to pin on us and say we had to figure it out. We had to prove to them it was written on our home inspection sheet. Whatever place you might want to rent- it is truly not worth it. Trust me. Do not expect anything to be fixed in a timely manner. You can swim in the flooded house and bake in the heat for all they care. read more

worst property management company ive ever come across. good luck trying to get in contact with anybody after you buy or rent .

As a renter, property management companies always get bad press. However I would HIGHLY recommend Dodson properties for all your property management needs. Windi is one of their "property managers" who went above and beyond with a moral compass that far surpasses what would be expected in the business world. read more

If you're wondering why this company has so many bad reviews it's because it is absolutely the worst company to work with. We were a tenant for 2 years and any time we had a Maintenence problem it took forever for anyone to come out and fix it. Also trying to get ahold of anyone who works there is impossible. We worked with Sarah Petty and at first she seemed nice but after she got us to sign the lease she turned into the rudest person ever. So beware of her, not a nice person and very dismissive. She honestly needs to be fired and should never be allowed to work with people ever again. We just recently moved out of the home we rented for two years and now they are trying to screw us out of our deposit, go figure. We had the home professionally cleaned and carpets cleaned, we mowed, mulched, weeded and trimmed bushes in the yard and also fixed most of the damage we created which wasn't much but we did fix as much of it damage as possible. Now I admit there are some things like a wall in the master needs to be re painted due to our pillows rubbing against the wall is reasonable for us to pay for. But when we did the walk through with Sarah she told us we didn't have maids come in and clean, which we have a receipt for and you would've thought we left the house in the worst condition ever. She was so rude and mean and completely unprofessional. Moving in they knew we had 2 children, then had another baby while living there. So they knew our normal wear and tear would be different than a single persons. Obviously this is going to be a huge ordeal with them and most likely we will have to take them to court if they are unreasonable with our deposit. So anyone thinking of renting from them, please PLEASE for the love of god reconsider. It will be a nightmare. read more

A JOKE! I inquired about a property back in April and was told NO pets. A week later I see the same property on CL accepting pets. I then put in an application wanting to move in within two weeks on the 15th. I put the application in on the 31st of July. It's now August 7th and I have had NO RESPONSE to repeated calls and emails. No one answers at the office! They have done NOTHING WITH MY application - No confirmation of employment, credit, or called any of my references - nothing. So I paid $35 for nothing! My employment is stable and I make 3 times the rent, have never been evicted . . . what gives. I would hate to see what happens if you need maintenance at a property. "Oh your heat is out? We can call you back in about 3 weeks." read more

This might be the worst Property Management Company in Richmond. I have felt unsafe where I live due to many break-ins, I expressed my concern to Dodson and requested to end my lease early. No response. The back yard where we live became infested with flees and the grass was not cut for a month (this is against Richmond City Health code), I contacted them several times. No Response. I called. No Response. Continually requested to end my lease now due to safety and neglect. No Response. This Company is a money hungry beast and should be put down. They do not care about any property or tenant. DO NOT RENT FROM DODSON!!! read more

I have had various issues with my AC on and off for the past month of so at a Dodson-managed property. Each time I have heard back within a few hours about the problem getting resolved. Chet Fisher at Dodson and Chris at Cap City Heating and Cooling have been swift in fixing my issues and it's been greatly appreciated. It's been a hot summer and their effort has not gone unnoticed. read more