Owner FAQ
las vegas property management, vegas homes for rent, las vegas rentals

We strive to provide our clients, and all other visitors to our website with as much content and information as possible. We have created this page as an additional source of information in the event that some of your questions about our company and services remain unanswered. After reviewing the additional information below, if you still have more questions, please visit our Contact page and call us, or submit your own question through our web-based contact form.

 

Question: Can you tell me exactly what my property will rent for?
Answer: A Comparative Market Analysis can be requested from us via our website, or by phone. This report will provide statistical information on average and median rental rates for similar properties that have rented in the area of the subject property. We have no control over the prevailing market conditions in the area where your property is located. Adjustments to the advertised rental rate are sometimes necessary.
Question: How long will it take for my property to rent?
Answer: A Comparative Market Analysis can be requested from us via our website, or by phone. This report will provide statistical information on average and median days on market (DOM) for similar properties that have rented in the area of your property. Although we have no control over the prevailing market conditions that effect current supply and demand, and cannot guarantee how long it will take to procure a qualified tenant, we have developed a Premium Leasing Program which includes a comprehensive and nationwide advertising campaign for your property, designed to shorten the time it takes to rent it.
Question: Will you protect and secure my property while it is vacant?
Answer: Each time a property becomes vacant, we will perform a move-out evaluation and arrange for a re-key of all door locks through an authorized vendor. During the vacancy period, while the property is advertised for rent, an electronic key box is placed at the property recording each entry by a Leasing Agent/Realtor®. No unauthorized person will have access to your property at any time. Unfortunately, we are not a security company and cannot provide and/or guarantee a 24/7 protection for your property. It is every Landlord's responsibility to maintain adequate insurance, including vandalism coverage for their property.
Question: Why do you require that my property has all appliances?
Answer: Today's rental market is very competitive. With over 3000 properties available for rent every day, it is vital that each property has as many amenities as possible. Statistically, properties without major appliances will take much longer to rent, or will fail to rent altogether. The loss of rent from a property which remains vacant will be greater than the cost of basic appliances.
Question: Why do I have to pay for regular landscaping service?
Answer: Given the favorable climate here in Las Vegas, the inability to enjoy a backyard will likely result in the diminution of the fair rental value of your property.  The landscaping maintenance for a property (seeding, fertilizing, weeding, etc.) is arduous, and without an ownership interest in the property, tenants rarely do an adequate job.  In other cases, the tenant may be very conscientious but the HOA’s requirements are not easily satisfied.  Owners should setup regularly scheduled landscaping service and deduct the cost from their taxable income, in order to reduce or eliminate potential landscaping violations, and to preserve the value of their asset.
Question: Why do I have to pay for trash service?
Answer: A recommendation and requirement of our clients is not entrusting the tenant to pay any utilities or services that if not paid would result in a lien against their property (i.e. trash, sewer, assessments, etc.). When making recommendations on the rental rate for your property, we do attempt to offset these expenses.
Question: Can you guarantee that my tenant will pay rent on time?
Answer: In a perfect world all tenants pay the rent on the 1st of the month; however, in reality this is not always the case. Often, there are unforeseen circumstances that may affect tenant’s finances. We discourage late payments, but we also make every attempt to work with your tenant and we consider an eviction a last resort. Late charges are assessed to discourage late payments and are paid to us pursuant to our Management Agreement.
Question: Can you guarantee that a tenant will not damage my property?
Answer: An explanation of our screening criteria and requirements can be found on the Rental Application page of our website. There are risks inherent to investing in income property. We strongly recommend having emergency reserves to address any contingency.
Question: How often will my property be inspected?
Answer: We will complete an Evaluation of a property prior to placing a tenant, upon every renewal of the Lease Agreement, after a tenant has vacated, and for cause. Our staff members conducting these Evaluations are not “Inspectors”. Our Evaluations do not warrant the condition of the property, nor are they meant to reveal latent defects.
Question: Will you be responsible for resolving violations that I receive from my Community?
Answer: Yes. We make every effort to resolve any HOA violations in a timely manner by addressing the issue as soon as it becomes known to us, by using an authorized vendor to correct the issue (if maintenance), or by contacting the tenant, if the violation was caused by tenant's action(s). In addition, we communicate with the HOA's representatives to keep them appraised of our progress and timeline in order to effect the amicable resolution of the violation. However, we have no control over the content of the HOA's governing documents which every Landlord is obligated to abide by. We cannot predict the scope of repairs or the amount of time it will take to complete them, or the backlog of third-party vendors who are assigned to address the violation. We cannot ensure the cooperation of the Community Manager, the Executive Board, or the tenant. Finally, we cannot respond to any violation unless it is delivered to us in a timely manner. It is the Landlord's responsibility to forward any notices of violation to us as soon as they are received, or to ensure that the HOA forwards such notices directly to us.