Property Management

Services

Advertising
Our goal for your vacant property is to expose it to the maximum resources for prospective renters. Tenants have different ways of locating homes for rent, they may drive by property, use a licensed real estate agent, look to the Internet, or local publication. We aggressively market rental properties in conjunction with various local real estate companies comprising of several thousand agents, yard sign, Multiple Listing Service, Craigslist, Zillow, Trullia, REALTOR.com, various social media forums, multiple syndicated websites, print marketing publications, specialized-paid online marketing forums, section 8, military-specific mediums, and seasonal marketing opportunities. Advertising your property is included with the services we provide, with the exception of specialized advertising in the local newspapers and real estate publications. Whichever way your property is marketed, it is sure to capture potential renters.

Tenant Screening
It is our goal to obtain the highest qualified tenants, which is why we process applications in-house through our online management software. We require each applicant to provide a rental application, we verify employment and last or current landlord history, and we request a credit report with a background check. In the event that a tenant has less than perfect credit, we offer the option for additional approval requirements. If a tenant has not passed our qualifications, we will present the application to you for final approval. Additionally, a background check and eviction history are taken into consideration when screening prospective tenants and processing all applications. We adhere strictly to fair housing guidelines and will never discriminate against any applicant or tenant based on race, creed, color, religion, national origin, gender, sexual orientation, handicap or familial status.

Lease Agreement
We use the Greater Las Vegas Association of Realtors Rental Lease Agreement on all residential rentals. We suggest that lease be a minimum of a 1-year term, however, we will allow short term leases upon owner’s approval. Lease Agreements will be signed by the tenants and the Property Manager prior to move-in. Each tenant will have a Property Condition Report to complete, in their own handwriting, at the time of move-in and to be used in conjunction with company pictures for security deposit disbursement at the end of the lease term.

Security Deposits
We require a security deposit, key deposit, pet deposit, and cleaning deposit. In accordance to Nevada State Law, we provide each tenant with a Security Deposit Transmittal within Thirty (30) days from the date of vacating the property, explaining the use of all refundable deposits. In the event that a deposit is retained due to damages to the property, the funds will be held in the Owner’s Trust account for disbursement to vendors for repairs during vacancy. Pet deposits will be required for all pets and are only refundable in the event there is NO damage of any kind. In order for the tenant to receive a full refund they MUST provide a paid invoice from a professional cleaning company, otherwise, the pet deposit will be used to clean the floors/carpets and any remaining funds will be refundable to the tenant.

Pets
We suggest pets be considered when marketing a property. As the owner, you have full authority to accept pets or not, we are very selective on cats, reptiles or birds. You can approve of size, breed, type, and quantity. Each pet will require a minimum $300.00 pet deposit.

Collections
There are times tenants fail to pay what is owed at the time of move out. We have a collection company that we will pass on the tenant information to, as a solution to recover any unpaid funds at the time of move out. This service is in addition to our property management services and the costs vary. The tenant credit history will be affected by this action and many times the funds are partially recovered. You are not obligated to use this service; however, we recommend that you do.

Keys/Locks
We reserve the right to change all property locks upon tenant move-out and at owner’s expense. All tenants are advised to re-key their mailbox for security and privacy reasons throughout the term of their lease agreement.

Collecting Monthly Rents
Rents are always due on the 1st of each month. We provide a late fee clause in the lease agreement that requires the tenant to pay on or before the 3rd of each month to avoid a late fee. We retain 50% all late fees collected. Rental payments to the owner are processed and sent to the owner on or before the 10th of each month. We pay funds via Direct Deposit at no charge, if checks are cut for monthly proceeds; there is a $20 additional charge per check. We will serve a Notice to Quit or Pay in the event that the rent is late and there has been no communication with the tenant. After the eviction process has started, all funds must be in the form of certified funds, payable in full. If a payment negotiation is made, it will be in writing. We do not allow tenants to pay rent with personal checks for any reason.

Statements and Accounting
All monthly statements will be provided to the owner via email and by the last day of the month in which rent is collected. Owner portals are available to all clients as well. Year-end 1099s will be mailed by the required date stipulated by law and special accounting reports are available upon request.

Maintenance
We understand your need as a landlord to keep expenses low and to be sure that your property condition is maintained physically. We have a full list of vendors who are licensed and insured. Tenants will be instructed to contact our Repair Desk directly for all maintenance and repair issues and always in writing. Our Repair Desk is specifically designated for just that…repairs and maintenance! Unlike many other companies, we do not have a property manager who is trying to “fit in” the monstrous task of addressing and coordinating move-in, move-out, walk thru and tenant repairs.

Someone is available all hours for emergency matters. Emergency matters include loss of air conditioning, heating, hot water, water damage, or fire. A homeowner may choose to obtain a Home Warranty to offset any major repairs, please understand that we only process claims online. These warranties have deductibles per call/claim and are the responsibility of the homeowner/landlord, unless the repair item is due to tenant misuse. We encourage that tenants contact us with all maintenance issues, whether they are repairing or requesting repairs. Any repair item over $300.00 will require owner/landlord approval; otherwise, we will handle the issue and collect the funds from the monthly rent.

All homes are required to be professionally cleaned and “rent ready” upon listing set up. After your initial listing walk-thru, our Repair Desk will reach out to you and go over the required and/ or recommended repairs needed prior to leasing. “Rent Ready” includes, but is not limited to the following items: fresh (or looks fresh) inside and out paint, floor coverings that are new or like new, clean windows, screens and window coverings, clean lighting fixtures, appliances, and baseboards, all property systems, doors, cabinets, plumbing, electrical, and fixtures in proper and operational working order.

We require a cleaning fee from all tenants and therefore, it is only fair that the home is move-in ready when they take occupancy. This typically includes professional carpet cleaning. We then ensure the home is professionally cleaned after the prior tenant has moved out for proper marketing procedures and to have the property ready for the next tenant. If the tenant provides a receipt from a licensed company for cleaning upon move-out, their deposit will be refunded to them. If not, the deposit funds are used to perform those services prior to the next tenant moving in.

HOA Violations
It is our goal to make the leasing and management process as easy as possible for our clients, so we have an HOA coordinator here on staff. She will register us with the HOA for your property upon setting up your account. All correspondence should then come directly to our office throughout the term of our agreement. Our HOA coordinator will notify the tenant of any courtesy notices and/ or pending violations via email, phone call and letter and will follow up until the matter is resolved. Sometimes that could mean us coordinating the resolution and then billing the tenant accordingly. Should you ever receive HOA communication directly please forward it to us immediately.