PROPERTY MANAGEMENT DETAILS
ADVERTISING
Our objective for your vacant property is to maximize its exposure to potential tenants. When searching for a home a prospective tenant will use various methods to find them, including driving by the property, using a licensed real estate agent, searching online, or searching local publications. We actively promote our rental properties through various online through social media platforms and multiple syndicated websites, and the MLS. The advertising of your property is included within the services we offer. No matter the marketing approach, your property is positioned to attract prospective renters.
TENANT SCREENING
Our objective is to secure the most qualified tenants, which is why we handle the application processing in-house using our online property management software. We vet each applicant that submits a rental application, by confirming their employment and previous or current landlord references, and conduct a credit report screening and a criminal and eviction background check. Should a tenant's credit be suboptimal, or just shy from our minimum requirements we provide options for additional approval criteria. We rigorously follow fair housing laws and do not discriminate against any applicant or tenant on the basis of race, creed, color, religion, national origin, gender, sexual orientation, disability, or family status.
LEASE AGREEMENT
We use the Greater Las Vegas Association of Realtors Rental Lease Agreement on all residential rentals. We typically require a 1 year minimum lease term, however, we can do shorter term leases, if that is what the owner prefers. Lease Agreements will be signed by the tenants and the Property Manager prior to move-in. The tenant and property manager will do a walkthrough of the property, with documentation that will be completed at the time of move-in with pictures to be used to allocate the security deposit at the end of the lease term.
SECURITY DEPOSITS
Upon move in we require a security deposit minimum one months rent, a pet deposit, and a cleaning fee. In accordance with 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 pet damage found. In order for the tenant to receive a full refund of their security deposit the tenant MUST provide a paid invoice from a professional carpet cleaning company (if applicable), and no damages are found, normal wear and tear accepted. Any security deposit deductions will be taken from the tenant's security deposit to make the repairs.
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 when it comes to certain animals. You can approve of size, breed, type, and quantity. Each pet depsoit will require a minimum $300.00 per pet or more if the owner would like to require a larger pet deposit. Emotional support animals and service animals are exempt from deposits.
COLLECTIONS
There are times when tenants may fail to pay what is owed at the time of move out. So an owner does have the option to hire the services of a collection agency to try and redeem any balance owed by the tenant to the owner. This would be handled by a 3rd party collection agency with varying costs. The tenants credit history will be affected by this action and sometimes the funds are partially recovered. You are not obligated to use this service but in some cases it does make sense to do so.
KEYS/LOCKS
We will replace all property locks upon tenant move-out or rekey them this ensures safety and peace of mind for the owner and the next tenant.
COLLECTING MONTHLY RENTS
Rents are always due on the 1st of each month with a 5 day grace period. We provide a late fee clause in the lease agreement that requires the tenant to pay on or before the 5th of each month to avoid any late fees. We retain 50% of all late fees that are collected. Rental payments to the owner are processed and sent to the owner on the 10th of every month or the next business day. We direct Deposit funds into owners bank accounts at no charge. We typically will serve a Notice to Pay or Quit in the event that the rent is late and there has been no communication with the tenant by the 10th of the month or the next business day. After the eviction process has started, all funds must be in the form of certified funds, payable in full.
STATEMENTS & ACCOUNTING
All monthly statements will be provided to the owner via email within 5 business days from the date rent was disbursed. Year-end statements and 1099s will be emailed before the required date in accordance with the law.
MAINTENANCE
We understand your need as a landlord to keep expenses low and to be sure that your property condition is maintained well. We have a full list of licensed vendors that we work with. Tenants will be instructed to make maintenance requests through their online portal. We typically contact tenants within 24 hours of their maintenance request. If there is an emergency we inform our tenants to contact the property manager directly so that we can get the issue resolved as soon as possible.
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. Any repair item over $500.00 will require owner/landlord approval unless it is an emergency we will inform the owner; otherwise, we will handle the issue and collect the funds from the maintenance reserve or monthly rent.
All homes are required to be professionally cleaned and “rent ready” prior to listing the property. After a walk-thru of your property, we will reach out to you and go over any required and/ or recommended repairs needed prior to leasing your home. this includes, but is not limited to the following items: freshly painted or touch up paint on the inside and out if needed, clean flooring, clean windows, screens and window coverings, clean lighting fixtures, appliances, and baseboards, all property systems, doors, cabinets, plumbing, electrical, and fixtures in good condition and proper working order.
We require a cleaning fee from all tenants upon move-in and therefore, it is only fair that the home is move-in ready when they take occupancy. This typically includes professional house and carpet cleaning. We then ensure the home is professionally cleaned after the prior tenant has moved out so that we can put the house back on the market for rent. 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
We will coordinate with your HOA to register us as your property manager upon setting up your account. All correspondence from the HOA 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 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.
PERIODIC INSPECTIONS
We typically conduct periodic inspections of the interior/exterior of the property once a year upon a lease renewal, or if there is another reason to inspect such as certain maintenance issues, complaints, or HOA violations. Property managers can conduct inspections more frequently at the owners request.
EVICTIONS
In the rare event we must file an eviction, the eviction process must begin with a NOTICE. There are several types of notices to choose from depending on what applies to the specific situation. An eviction may cost approximately $250 or more from start to finish, depending on the circumstances we do typically utilize the services of an attorney to help with the process. Any fees associated with the eviction process will be deducted from the tenants security deposit. We will handle the eviction process from beginning to end.