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Q. How much do property management services cost?
A. Our full service management costs 8% of the monthly rent (e.g. $80/mo. on a $1,000/mo. rental). If the property is not rented the landlord does not pay any management fees. There is an additional charge of $350 Marketing Fee if the property is vacant and in need of a tenant. The Marketing Fee includes MLS listing and Realtor website, property signage and lockbox, classified ads in the local newspaper, recorded phone messages available 24 hrs. a day and 3 full time leasing agents.
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| Henderson Nevada |
Q.How long will it take to rent my house?
A. So many factors enter into this question; location, condition, price and size are the primary determinants of a speedy rental. Is the property in a desireable neighborhood? Is it well maintained and clean? Is the price comparable to other similar rentals? Is the square footage appropriate for the tenant? Assuming that all these factors are agreeable, finding a QUALIFIED tenant is the next in order. Your property may be in demand but we must find the best tenant with acceptable credit and references. The typical scenario is that it normally take about 30 days to rent your property. There may be delays to occupancy such as the tenant must give termination notice at their current location and cannot take posession immediately.
Q. Which homes rent faster?
A. Homes with monthly rental prices under $1,000 normally will rent fastest. These are the most affordable by the largest population of tenants.
Homes priced from $1,000-1300 will take longer as fewer tenants can afford the rental.
Homes over $1,500 will be more exclusive and have more challenges to getting rented. These homes typically have pools, are larger than "bread and butter" homes, in homeowners associations, or are golf course homes. More expensive homes often take 30-60 days to rent.
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| Las Vegas Strip |
Q. Do you screen tenant's applications?
A. Absolutely, we screen the tenant's application thoroughly. The formal credit report is the most telling of documents because having good credit takes hard work. If a tenant has good credit this person did his best to keep his records clean and will likely care for your home in the same manner. Poor credit often reflects a lack of effort and not caring about their public record. Your home may suffer with poor credit risks.
Employment verification tells us the job longevity and the pay scale. This will indicate to us if the rental is affordable to the applicant. The landlord referral will give us the best insight into the applicant's housekeeping ability and their emphasis upon rental payments. Other important topics include pets, need for appliances, and the number of occupants.
Q. Do you do evictions?
A. Yes, we will proceed with Summary Evictions when the rent is late. Nevada is a relatively landlord-friendly state with laws that will protect the landlord. 5 Day Notices to Pay or Quit can be issued as soon as the rent is late. 5 working days after the day of posting the eviction can be ordered and shortly thereafter the tenant can be removed by the Constable. If all goes well, a tenant can be removed within 2 weeks.
Q. How much control do I have over my rental?
A. You have absolute control over your rental. You may accept any tenant, do any repairs, use any contractor as you see fit. Our job is to manage the property for you. We will inform you of opportunities, normal procedures, and state and local laws. We work for you and will do our best to locate good tenants, maintain cashflow and maintain the property in good condition.
Q. How do you set the rental price?
A. Rental rates are based on the location, type and style of the property, We can produce customized rental comparisons of similar homes which have rented in the same area, sometimes the same subdivision. We can tell you details such as the date of rental, deposits taken, size and condition of the competing rental.
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