1. RS Settlement Services

    1. RS Settlement Services

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    Virginia Beach, VA

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    RS Settlement Services

    5.0 (1 review)
    Open 9:00 am - 5:00 pm

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    3 years ago

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    Abrahms Realty

    Abrahms Realty

    (53 reviews)

    Terrible communication. Rude property management. You voice your concerns and hear nothing from…read morethem or is told there's nothing they can do. Money hungry. Will never do business with them again. Also, the properties you rent from them are just "lipstick on a pig" properties. They seem nice but once you move in you find 100 problems. Terrible!

    WARNING: Abrams Realty Engages in Unethical, Retaliatory, and Potentially Illegal Practices!…read more If you are considering renting from or hiring Abrams Realty or James Mitchell Abrams (t/a Jim Abrams)--DON'T. This company has engaged in fraudulent financial practices, misrepresentation, and retaliatory conduct that violate Virginia state law, the Virginia Real Estate Board regulations, and the Virginia Consumer Protection Act. My experience with them has been filled with deception, illegal charges, and intimidation tactics. 1. FRAUDULENT LEASE TERMS & UNAUTHORIZED CHARGES When I signed my lease, it was explicitly stated that water, sewer, and trash were included in the rent. This was confirmed before signing. After realizing their mistake, Abrams Realty attempted to shift these costs onto me, despite the clear lease terms. * I refused to pay unauthorized charges and demanded they either honor the lease or let me terminate it. * They agreed to honor the lease. * But then they retaliated by adding excessive and baseless fees to my account. These included: $50 "gas service violation" fee - I was never informed that gas service was even required. $700 charge for a cracked window - This was an accident while cleaning, yet Abrams refused to cover it under the mandatory Master Insurance Policy ($10.95/month) I was forced to pay for. Late fees and penalties misclassified as unpaid rent - Totaling $1,032.50. This violates the Virginia Residential Landlord and Tenant Act (VRLTA) § 55.1-1204(A), which requires clear disclosure of charges and prohibits excessive fees. 2. UNLAWFUL EVICTION ATTEMPT VIA PAY OR QUIT NOTICE When I disputed these fraudulent charges, Abrams Realty attempted to classify them as unpaid rent and issued a Pay or Quit Notice on January 6, 2025. This notice wrongfully included $950 in legal and court fees--for an unlawful detainer case that was never even filed. This is ILLEGAL under VRLTA § 55.1-1245(A), which prohibits landlords from classifying unauthorized fees as unpaid rent to justify eviction. Legal precedent: Johnston v. Hargrove, 81 Va. 118 (1885) - A Pay or Quit Notice that includes preemptive court costs is invalid. 3. RETALIATION FOR ASSERTING MY TENANT RIGHTS (Our original lease expires 5/31/2025) Around 2/18/25 Abrams sent us a lease renewal offer requesting our response by 3/15/25. On February 24, 2025, at 9:43 AM, I sent a written request for a refund of the $950 in un-incurred court costs and attorneys fees for an ILLEGAL unlawful detainer that was NEVER filed in court by an attorney!! By 10:43 AM, Abrams Realty removed my lease renewal offer from the tenant portal without explanation. This is blatant retaliation, which is ILLEGAL under VRLTA § 55.1-1258(A), prohibiting landlords from retaliating against tenants for asserting their legal rights. 4. FAILURE TO PROVIDE INSURANCE POLICY DETAILS * Abrams forced me to pay $10.95/month for their Master Insurance Policy starting August 1, 2024, after rejecting my own renter's insurance. * When I requested policy details, they refused to provide them. * VRLTA § 55.1-1204.1(A) prohibits landlords from requiring more than two months' rent for security deposits and insurance combined. If this insurance charge was for damage coverage, Abrams Realty exceeded the legal limit. This raises serious concerns about misrepresentation and potential insurance fraud. 5. HISTORY OF DISCIPLINARY ACTION & VIOLATIONS This is NOT an isolated incident. James Mitchell Abrams has a long history of violating Virginia real estate laws. Prior Disciplinary Action - File #2024-01257 * Abrams was found guilty of violating Virginia Code § 54.1-2131(A)(1), which requires real estate licensees to act honestly and in good faith. * The Virginia Real Estate Board fined him $800 and ordered six hours of remedial education on real estate law. * He didn't even appear at his disciplinary hearing, suggesting he had no defense. Prior Disciplinary Action - File #2019-01452 * Abrams was fined $2,550 for violations of 18 VAC 135-20-260.11.b and 18 VAC 135-20-185.B, which included mismanagement of escrow funds and regulatory violations. This is a pattern of misconduct, not a one-time mistake. If you've had a similar experience, file a complaint with the Virginia Real Estate Board and the Virginia Attorney General's Office. SPREAD THE WORD so others don't fall victim to their predatory practices. TODAY! 3/12/25 I walked out front to find a "for rent" sign and a lock box on my front door. I have filed a complaint with the attorney general and intent to file a complaint with board of real estate professionals.

    REMAX Alliance - Tim and Dawn

    REMAX Alliance

    (45 reviews)

    Full service property management from A-Z by professionals who love what they do and it shows.read more

    Proceed with Caution When Renting Through This Property Management Company!!!!!!!…read more If you're considering renting a home managed by RE/MAX Alliance - Virginia Beach, I strongly urge you to think twice. Our experience during move-out was incredibly frustrating and disappointing. Despite following all the required steps outlined by their team--including hiring professional cleaners and handling all checklist items--we were surprised to learn that our full security deposit was withheld. We were also charged for items that were never disclosed as our financial responsibility, including brand new carpets that were apparently replaced at the owner's request. At no point were we informed that these upgrades would be at our expense. We paid a pet fee for our approved small dog, yet after resolving concerns early in the lease, we were later accused of violating pet terms--another unexpected and inaccurate justification for withholding our deposit. To make matters worse, we were notified after the fact that we not only wouldn't receive our deposit back but also owe additional money--with no prior discussion or transparency around these charges. In our view, this felt less like fair property management and more like opportunistic behavior. We've rented for many years and have never encountered such an unprofessional and opaque move-out process. I would not recommend renting from RE/MAX Alliance - Virginia Beach based on this experience.

    RS Settlement Services - realestatesvcs - Updated September 2026

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