F.A.Q's for Rentals
Here is a collection of frequently asked questions that I have put together to help you in renting or managing a property. If you have any other questions, not listed here, feel free to call or send an e-mail
By clicking on any of the questions below, you may view the answer.
Questions from Renters
I have an issue in my house that needs maintenance, what should I do?
Please use our maintenance request form to place your work order or call 702-938-1300.
What happens when if I lose my keys?
You are responsible for re-keying your home and making the property manager an extra key for the home.
How long are your leases?
12 months or more
Methods of Payment?
Check/Money Order/Cashier's Check
Can a security deposit be used for last month’s rent?
I detect a gas smell what should I do?
Call Southwest Gas (702) 365-1111.
What should I do in an emergency after your office is closed?
Refer to your lease for which vendor to call in the event of an emergency. The lease will also let you know if you have a home warranty. If you do not have your lease please call 702-938-1300 for further instructions.
Can I really trust the maintenance vendors that come to my property?
All of our contractors, are licensed and insured. We have done work with many of them for many years.
What is the penalty for breaking my lease early?
You are responsible to pay rent until a new tenant is secured into the property or your lease ends whichever comes first. You are responsible for the referral fee, $300 paid to the Realtor who finds the tenant to move in. You are responsible for the lease fee which is equivalent to 25% of the first full month’s rent of the new renter.
What happens to my deposit if a roommate leaves but I stay?
The security deposit belongs to whoever is on the lease. So if you and your roommate are both on the lease then it belongs to both of you. You and your roommate would need to work out the financial repercussions in the event when the property is vacated. By law we must issue the check to both parties unless a notarized document from either party allows one party to receive it.
I want to install cable or satellite dish what should I do?
You will need to get a architectural application approved before putting up a satellite dish. You would contact our office to get more information on this.
What is a security deposit?
A security deposit an amount of money determined by the market rent. We require $350.00 more than the rent. This is to cover in the event of a breech lease, the last month rent plus $350 for repairs/cleaning if needed. The security is held in a trust account until the tenant moves out of the property.
Questions from Owners
How do you handle homeowner association violations?
We respond in writing to the homeowners association that correction has been made. We correspond with the tenant to correct violation and if they fail to do so and fine is incurred, we charge the tenant.
What is the monthly property management fee?
Is there a tenant placement fee?
Yes. We charge 30% of the first full month's rent. This is only charged when we secure a new tenant into the property.
What is the referral fee paid to the referring realtor?
Is there an initial setup or administration fee?
Is there a tenant renewal fee?
Is there any advertising fees?
What is the reserve amount for immediate costs of minor repairs or maintenance?
$500 in your account (just like your checkbook) we keep it in the reserve in the event of repairs/utilities/emergencies.
When a property is inspected is there a charge?
Do you give a discount for multiple properties?
Yes 8%/not less than $100.
How long is the property management contract for?
It coincides with the tenant's lease.
What is the term of our leases?
Our leases range from 1 Year +.
Are you a full service property management company?
Yes. Exclusive, we do not do sales.
How many properties do you manage?
Over 500 single family residences, condos, and town homes.
How do you market the property?
Greater Las Vegas of Realtors, Multiple Listing Services (M.L.S), Signs, and Websites
How do you handle the eviction process?
If a tenant fails to pay by the 3rd of the month we begin the process by filing with the constable's office a 5-day pay or quit the premises form. Tenants are charged for the constable fees and eviction filings.
When is the rent due?
Rent is due on the 1st of the month. There is a 2 day grace period, rent is due no later than the 3rd of the month. If rent comes in on the 4th or later the late fees begin to accrue.
When a property is vacant, what do you do to determine if there is any maintenance needed?
We inspect the property. Our properties are in excellent condition as this is part of maintaining your home. We have professional licensed contractors do any necessary work that falls outside a home warranty.
If the maintenance repair exceeds a certain dollar amount, for example $300, do you contact me for approval?
Yes if it is over $300, only when it is an emergency such as water heater or ac/heater do we proceed with the work without approval as these emergencies must be taken care of within 48 hours.
Do you negotiate lease renewals?