How to terminate PMA in Virginia with suspected overcharging and no tenants?

Question

I live in California and have a property manager for my property in Virginia. The Property Management Agreement (PMA) began on 8/22/2016 and was set to terminate on 8/21/2023, renewing automatically for one year unless terminated with 60 days' notice. I provided notice via certified letter and email on September 15, 2025, because the property has been vacant for over a year. The property manager claims I cannot break the lease due to no tenant occupying the home unless I pay $2,800 on top of other fees. I suspect the property manager is charging me for vendor work not completed, and I've received invoices with a witness hired to paint who has photographic evidence no work was done. How can I terminate this contract given these circumstances?

James L. Arrasmith · Answer

You can terminate your Property Management Agreement (PMA) in Virginia by first reviewing the contract’s terms carefully, especially regarding termination and notice requirements. Since the PMA automatically renews and requires 60 days' notice, document that you sent notice via certified mail and email on September 15, 2025, which creates a clear record of your intent to terminate. Keep copies of all correspondence and any evidence showing that the property has been vacant and that work billed was not completed. 
 
If the property manager claims additional fees are owed, gather your evidence, including invoices, photos, and witness statements, to dispute charges for work that was not done. You can formally dispute these charges in writing, stating your intention to terminate the agreement and noting any overbilling or non-performance. Sending this letter via certified mail ensures there is proof of delivery and content. 
 
If the property manager refuses to acknowledge the termination, you may consider filing a complaint in small claims or civil court to enforce your rights under the contract. Consulting a local attorney in Virginia can help you navigate the legal options and protect yourself against improper charges. Acting quickly and keeping thorough documentation strengthens your position and may prevent further financial obligations.

Q: How to terminate PMA in Virginia with suspected overcharging and no tenants?