Terms of Service

BlueSky Property Management (BlueSky PM, LLC)

Effective Date: September 2, 2026
Last Updated: September 2, 2026

1. Agreement

These Terms of Service (“Terms”) govern your use of blueskypm.com (the “Site”), operated by BlueSky PM, LLC, doing business as BlueSky Property Management (“BlueSky,” “we,” “us,” or “our”).

By using the Site, you agree to these Terms and to our Privacy Policy. If you do not agree, do not use the Site.

These Terms do not modify any lease, property management agreement, association management contract, listing agreement, or brokerage agreement. If a signed agreement conflicts with these Terms, the signed agreement controls as to its subject matter.

2. Who We Are

BlueSky PM, LLC is a third-party residential property management company in Charlottesville, Virginia, and a licensed real estate firm regulated by the Virginia Department of Professional and Occupational Regulation (DPOR), Real Estate Board, and — as to common interest community management — the Common Interest Community Board.

Firm: BlueSky Property Management
Principal Broker: Jeffrey Bloxsom
Office: 310 Old Ivy Way, Suite 204, Charlottesville, VA 22903
Phone: 434-295-4663 · Email: hello@blueskypm.com

3. Eligibility and Permitted Use

You must be at least 18 and legally able to enter contracts to submit inquiries or forms. Use the Site only for lawful purposes and only to learn about our services and properties.

4. No Brokerage, Agency, Tenancy, or Management Relationship

Using the Site creates none of the following. A relationship with BlueSky exists only under a written agreement signed by both parties.

  • No brokerage or agency relationship. Browsing listings, submitting an inquiry, or corresponding with us does not make BlueSky your agent under Va. Code § 54.1-2130 et seq. Unless a written brokerage agreement provides otherwise, BlueSky represents the property owner, not the prospective resident or buyer.
  • No tenancy. An inquiry, showing request, or rental application does not reserve a unit, create a lease, or grant any right of occupancy. A tenancy begins only on execution of a written lease and satisfaction of its conditions.
  • No management or listing engagement. Requesting a proposal does not engage BlueSky. Management begins only under a signed management agreement.
  • No legal, tax, financial, or investment advice. Guides, rent estimates, market commentary, and calculators are general information, not advice about your situation.

5. Listings and Availability

Listings are provided for convenience and are not offers, warranties, or guarantees.

  • Availability changes constantly. A property shown as available may already be leased, under application, or withdrawn. Availability is confirmed only by BlueSky in writing.
  • Details may be inaccurate or incomplete. Rent, deposits, fees, square footage, room counts and dimensions, amenities, utilities, appliances, parking, pet policies, school assignments, tax figures, and HOA or condominium information are believed accurate but are not guaranteed. Photographs and floor plans may depict a similar unit rather than the specific unit. Square footage and lot dimensions are approximate.
  • School assignments are set by the school division, not by BlueSky, and change. Verify directly with the division.
  • Prices and terms are subject to change without notice.
  • You are responsible for verifying anything material to your decision, including by visiting the property and reviewing the lease.
  • Third-party data. Some content comes from the MLS, IDX feeds, syndication partners, or owners, is provided by those sources, and is not verified by us. IDX and MLS content is for consumers’ personal, non-commercial use in identifying properties they may be interested in, and for no other purpose.

6. Equal Housing Opportunity

BlueSky complies with the federal Fair Housing Act and the Virginia Fair Housing Law. We do not discriminate in the sale, rental, financing, or advertising of housing on the basis of race, color, religion, national origin, sex, elderliness, familial status, disability, source of funds, sexual orientation, gender identity, or military status, or any other characteristic protected by federal, state, or local law.

We consider reasonable accommodation and modification requests for persons with disabilities. Direct requests to leasing@blueskypm.com or 434-295-4663.

Complaints may be filed with the Virginia Fair Housing Office, DPOR, 9960 Mayland Drive, Suite 400, Richmond, VA 23233, or with HUD at 1-800-669-9777.

7. Applications, Fees, and Screening

  • Applications are submitted through AppFolio and are subject to that platform’s terms, our written tenant selection criteria, and applicable law.
  • Application fees and application deposits are governed by Va. Code § 55.1-1203. Current amounts and refund terms are stated on the application.
  • Paying an application fee does not guarantee approval or hold a unit.
  • We use consumer reporting agencies for screening. Adverse action notices are provided as required by the Fair Credit Reporting Act. See Privacy Policy, Section 6.
  • Information you submit must be true and complete. Material misstatements or omissions are grounds for denial, or for termination of a lease already signed.
  • Written tenant selection criteria are available on request.

8. Maintenance and Emergencies

Do not use the Site, email, or text messages to report an emergency.

For fire, gas odor, medical emergency, or any immediate threat to life or safety, call 911. For maintenance emergencies — flooding, no heat in freezing conditions, sewage backup, loss of essential service — call 434-885-0455.

Non-emergency maintenance requests must be submitted through the Tenant Portal, or by calling 434-885-0455. Requests sent through Site contact forms or social media may not be seen promptly and are not notice to the landlord under your lease or the Virginia Residential Landlord and Tenant Act. The notice provisions of your lease control.

9. Portals, Payments, and Third-Party Services

Our listing pages, rental applications, resident and owner portals, and online payments are hosted by AppFolio, Inc. at blueskypropertymanagement.appfolio.com, under AppFolio’s own terms and privacy policy. Clicking a listing or application link takes you off this Site. We are not responsible for the availability, accuracy, fees, security, or performance of third-party services.

Payments made through a third-party portal are not effective until actually received and accepted. A failed, reversed, or returned payment does not satisfy your obligations under your lease or agreement.

SMS Terms

Sections 10 through 17 govern our text messaging program. They apply in addition to the rest of these Terms.

10. SMS Terms — SMS Consent and Communication

By providing your mobile telephone number to BlueSky Property Management and affirmatively opting in, you consent to receive text (SMS) messages from us at that number.

The information (including telephone numbers) obtained as part of the SMS consent process will not be shared with third parties or affiliates for marketing or promotional purposes. Information sharing with subcontractors who provide support services, such as customer service providers and our messaging platform, is permitted solely to operate the messaging program. All other use case categories exclude text messaging originator opt-in data and consent; this information will not be shared with any third parties.

Consent to receive text messages is not a condition of renting, applying, or purchasing any property, product, or service from us.

11. SMS Terms — Types of SMS Communications

If you have consented to receive text messages from BlueSky Property Management, you may receive messages relating to:

  • Responses to inquiries you submit about a property or our services
  • Showing scheduling, confirmations, reminders, and changes
  • Rental application status and requests for missing information
  • Lease signing, move-in, and move-out coordination
  • Maintenance scheduling, vendor arrival windows, and work order updates
  • Rent reminders, payment confirmations, and account or balance notices
  • Property, building, or community notices, including utility interruptions and weather-related updates
  • Association and owner communications, including meeting and reporting notices

Example: “Hi [Name], this is BlueSky Property Management. Your showing at 912 St. Charles Ave is confirmed for Thursday at 4:00 PM. Reply STOP to opt out.”

12. SMS Terms — Message Frequency

Message frequency varies depending on your relationship with us and the activity on your inquiry, application, or account. Most recipients receive fewer than [10] messages per month. You may receive more during an active application, a move-in or move-out, or an ongoing maintenance issue.

13. SMS Terms — Potential Fees for SMS Messaging

Message and data rates may apply. BlueSky Property Management does not charge for text messages, but your mobile carrier may charge for messages sent or received depending on your plan. Contact your wireless provider for details about your plan and any applicable charges.

14. SMS Terms — Opt-In Method

You may opt in to receive text messages from BlueSky Property Management by:

  • Checking the SMS consent box on a form on blueskypm.com and submitting your mobile number
  • Providing your mobile number and agreeing to text communication on a rental application, lease, or management agreement
  • Providing your mobile number and verbally agreeing to text communication with a BlueSky staff member
  • Sending a text message to one of our published business numbers


Opt-in is affirmative and is never pre-selected on our forms. We retain a record of the date, time, and method of your consent.

15. SMS Terms — Opt-Out Method

You can opt out of receiving text messages at any time by replying STOP to any message you receive from us.

After you reply STOP, we will send a single confirmation message and will send no further text messages to that number unless you opt in again. You may also opt out by emailing hello@blueskypm.com, by calling 434-295-4663, or by telling any BlueSky staff member. We honor opt-out requests made by any reasonable means, not only the word STOP.

Opting out of text messages does not remove you from email or telephone contact, and does not affect notices we are required to deliver under your lease or by law.

16. SMS Terms — Help

For help, reply HELP to any message, or contact us at 434-295-4663 or hello@blueskypm.com.

17. SMS Terms — Standard Messaging Disclosures

  • Message and data rates may apply.
  • Message frequency varies.
  • Reply STOP at any time to opt out. Reply HELP for assistance.
  • Carriers are not liable for delayed or undelivered messages.
  • Consent to receive text messages is not a condition of any purchase, rental, or service.
  • Our text messaging program is intended for individuals 18 years of age or older.
  • For details on how we handle information collected through the messaging program, see our Privacy Policy.

18. Rental Fraud Warning

Rental scams are common. BlueSky will never ask you to wire money, send cryptocurrency, buy gift cards, use a peer-to-peer payment app for a deposit or rent, or send funds to an individual’s personal account. We do not rent sight-unseen without a signed lease, and we do not leave keys for prospective residents who have not been approved and signed.

Verify any listing claiming to be ours by calling 434-295-4663 or checking blueskypm.com directly. If someone claiming to represent BlueSky asks you for money through Craigslist, Facebook Marketplace, or any channel you did not initiate, contact us before paying anything. BlueSky is not responsible for losses arising from fraudulent listings or third-party impersonation.

19. Your Submissions

You are responsible for what you submit through the Site. You represent that your submissions are accurate, are yours to provide, and do not infringe anyone’s rights or violate any law.

You grant BlueSky a non-exclusive, worldwide, royalty-free license to use, store, reproduce, and display your submissions as necessary to respond to you and operate our business. For testimonials and reviews you voluntarily provide, that license extends to marketing use, with attribution limited to first name and last initial unless you agree otherwise.

We may remove any submission at our discretion and are not obligated to monitor submissions.

20. Prohibited Conduct

You agree not to:

  1. Use the Site for any unlawful, fraudulent, or discriminatory purpose
  2. Scrape, crawl, harvest, index, or bulk-download listings, photographs, contact information, or other content, or use any bot, spider, or automated means to access the Site, except search engines obeying our robots.txt
  3. Use content from the Site to build or train a database, listing service, machine learning model, or competing product
  4. Send unsolicited commercial messages to addresses or numbers obtained from the Site
  5. Impersonate BlueSky or its staff, or create listings or communications appearing to originate from us
  6. Attempt unauthorized access to the Site, portals, accounts, or systems, or probe or test their vulnerability
  7. Introduce malware, or interfere with or overload the Site or its infrastructure
  8. Reverse engineer or attempt to derive source code from the Site
  9. Remove or obscure any proprietary notice
  10. Use the Site in any way that violates fair housing law or these Terms

21. Intellectual Property

The Site and its content — text, graphics, logos, photographs, video, layout, and software — are owned by BlueSky or its licensors and protected by copyright and trademark law. “BlueSky Property Management,” our logo, and our other marks may not be used without written permission.

You may view, download, and print pages for personal, non-commercial use in evaluating our properties and services, keeping all proprietary notices intact. Photographs are frequently licensed from photographers or supplied by owners; this permission does not include the right to reuse them.

22. Copyright Complaints (DMCA)

If you believe content on the Site infringes your copyright, send a notice under 17 U.S.C. § 512(c)(3) to our designated agent, including your signature, identification of the work, identification of the material and its location, your contact information, a statement of good-faith belief that the use is unauthorized, and a statement under penalty of perjury that the notice is accurate and you are authorized to act.

Designated Agent: Jeffrey Bloxsom, Principal Broker, hello@blueskypm.com, 310 Old Ivy Way, Suite 204, Charlottesville, VA 22903

We will respond to valid notices and may remove content and terminate repeat infringers.

23. Accessibility

If you have difficulty accessing any part of the Site, or need information in an alternative format, contact hello@blueskypm.com or 434-295-4663 and we will work with you to provide the information or complete the transaction through an accessible means.

24. Electronic Communications and Signatures

By using the Site and providing your email address or phone number, you consent to receive communications from us electronically and agree that electronic communications satisfy any requirement that a communication be in writing.

Where you sign a document electronically, you agree that your electronic signature is valid and enforceable under the federal E-SIGN Act and the Uniform Electronic Transactions Act as adopted in Virginia. Notices required by a lease or other signed agreement must be given in the manner that agreement specifies.

25. Third-Party Links

Links to other websites are provided for convenience and are not endorsements. We do not control those sites and are not responsible for their content, accuracy, practices, or availability.

26. Disclaimer of Warranties

THE SITE AND ALL CONTENT ARE PROVIDED “AS IS” AND “AS AVAILABLE,” WITHOUT WARRANTIES OF ANY KIND, EXPRESS OR IMPLIED. To the fullest extent permitted by law, BlueSky disclaims all warranties, including implied warranties of merchantability, fitness for a particular purpose, title, and non-infringement.

We do not warrant that the Site will be uninterrupted, timely, secure, or error-free; that defects will be corrected; that the Site is free of viruses; or that any content, listing, availability, price, measurement, or third-party information is accurate, complete, current, or reliable.

Some jurisdictions do not allow the exclusion of certain warranties, so parts of this section may not apply to you.

27. Limitation of Liability

TO THE FULLEST EXTENT PERMITTED BY LAW, BLUESKY AND ITS MEMBERS, MANAGERS, OFFICERS, EMPLOYEES, AGENTS, AND LICENSORS WILL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, EXEMPLARY, OR PUNITIVE DAMAGES, OR FOR LOST PROFITS, LOST DATA, LOST OPPORTUNITIES, OR BUSINESS INTERRUPTION, ARISING OUT OF OR RELATING TO YOUR USE OF OR INABILITY TO USE THE SITE, WHETHER BASED IN CONTRACT, TORT, STRICT LIABILITY, OR ANY OTHER THEORY, EVEN IF ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

OUR TOTAL LIABILITY FOR ALL CLAIMS ARISING OUT OF OR RELATING TO THE SITE OR THESE TERMS WILL NOT EXCEED ONE HUNDRED DOLLARS ($100).

These limitations apply to the Site and these Terms. They do not limit any obligation BlueSky owes under a signed lease, management agreement, association contract, or brokerage agreement, and they do not exclude liability that cannot be excluded under applicable law, including for fraud, willful misconduct, or personal injury caused by our negligence.

Some jurisdictions do not allow certain limitations, so parts of this section may not apply to you.

28. Indemnification

You agree to indemnify, defend, and hold harmless BlueSky and its members, managers, officers, employees, and agents from any claims, damages, losses, liabilities, and expenses, including reasonable attorneys’ fees, arising out of or relating to your use of the Site, your violation of these Terms or applicable law, your submissions, or your violation of any third party’s rights. We may assume the exclusive defense of any indemnified matter at your expense, and you agree to cooperate.

29. Termination

We may suspend or terminate your access to the Site at any time, with or without notice, for any reason. Sections 4, 5, 19, 21, 26, 27, 28, 30, and 31 survive termination.

30. Governing Law, Venue, and Time to Sue

These Terms and any dispute arising out of or relating to them or the Site are governed by the laws of the Commonwealth of Virginia, without regard to conflict-of-laws rules.

The exclusive venue for any such dispute is the Circuit Court or General District Court for the City of Charlottesville, Virginia, or the United States District Court for the Western District of Virginia, Charlottesville Division. Each party consents to the personal jurisdiction of those courts and waives any objection based on venue or forum non conveniens.

Any claim arising out of or relating to the Site or these Terms must be brought within one (1) year after the claim arose, or it is permanently barred, except where a longer period is required by law.

These Terms contain no arbitration clause or class-action waiver. Disputes under a lease, management agreement, or association contract are governed by the dispute-resolution provisions of that agreement.

31. General

  • Entire agreement. These Terms and the Privacy Policy are the entire agreement between you and BlueSky regarding the Site. Signed agreements govern their own subject matter.
  • Severability. An unenforceable provision will be modified to the minimum extent necessary or severed; the rest remains in effect.
  • No waiver. Failure to enforce a provision is not a waiver of it.
  • Assignment. You may not assign these Terms. We may assign them in a merger, acquisition, or sale of assets.
  • No third-party beneficiaries.
  • Force majeure. We are not liable for delays or failures caused by events beyond our reasonable control.
  • Headings are for convenience only.

32. Changes to These Terms

We may revise these Terms at any time by posting a revised version with a new “Last Updated” date. Revisions take effect when posted. Your continued use of the Site means you accept them.

33. Contact

BlueSky Property Management (BlueSky PM, LLC)
310 Old Ivy Way, Suite 204
Charlottesville, VA 22903

Phone: 434-295-4663 · Email: hello@blueskypm.com

Equal Housing Opportunity. Licensed real estate firm in the Commonwealth of Virginia.