Rice Real Estate & Property Management prides itself on being one of the few Nevada firms in the Green Valley, Summerlin, Silverado Ranch, Southern Highlands and Mountains Edge area of Las Vegas that specializes in single family home management. It’s our chosen field of expertise and through our skill, knowledge and experience we’ve helped many rental property owners meet their goals.
We have simple fees.
- 8% of gross monthly rent (minimum $100)
- $300 Tenant Placement
- One-time property set-up of $295
1. WE HAVE INCREDIBLY DETAILED TENANT SCREENING TECHNOLOGY:
Securing great tenants is in everyone’s best interest. We use a state-of-the-art resident screening process that looks at such things as income, credit, rent payment history, employment history, background check and other factors that indicate the likelihood the tenant we place in the home will perform according to his/her obligations under the rental contract.
2. ARE PETS ALLOWED IN RENTAL PROPERTIES?
The final decision as to whether or not to allow a pet (or pets) is always the owner’s. However, we strongly recommend you allow us to market the property as a “pet friendly” rental, one that allows pets on a case-by-case basis. Approximately 62% of the households in the US have pets. By eliminating the ability to allow pets on a case-by-case basis we’re essentially eliminating over half the pool of qualified renters for your property. When considering pets, we look at such factors as the breed of the animal and the prospect’s history in renting with a pet. We also recommend higher security deposits when a pet is approved thereby giving you added assurance that, should there be any damage to the property, the tenant has enough at stake to make it right when they vacate.
3. WHAT HAPPENS WHEN MY PROPERTY NEEDS A REPAIR?
Any repair or maintenance costing less than $300 will be executed by Rice Real Estate’s staff as it is deemed necessary and deducted out of future rent. Any repair costing more than $300 will be subject to the owner’s approval. Regardless of the cost of the repair, we will attempt to notify you directly via email or phone when a maintenance issue arises. Whenever possible, we will also contact an owner’s home warranty company first, if a policy number and phone number have been provided.
Emergency repairs do not require prior owner authorization. Emergency repairs are defined as property-threatening, where failure to immediately remedy the situation will result in further damage to the property and/or safety of the tenant. By law, owners are required to maintain their property in a “habitable” condition for their tenants at all times.
Examples of emergency repairs include: flooding, no heat, no air conditioning, no running water, electrical sparks or no functional toilet (if only one toilet). Examples of non-emergency repairs include: lack of hot water or failure of an appliance, including a refrigerator. We do not employ our own maintenance staff, and we do NOT profit from any maintenance work done on your property.
4. WHAT HAPPENS IF MY TENANT DOESN’T PAY RENT?
Rice Real Estate enforces a very strict rent collection policy to promote our owners’ interests. All rent payments are due on the 25th of every month, and late on the 2nd day of the month (For example, April’s rent would post on March 25th and be due April 1st). If rent is unpaid on the 2nd day of the month, we make contact with the tenant, and a late charge may be assessed. If the rent remains unpaid by the 3rd day of the month (or, next business day, if the 3rd falls on a weekend or holiday) we may prepare and serve an eviction notice for non-payment of rent. We do not charge you extra for this service; the tenant pays the costs of filing and serving the notice.
Under Nevada law, the tenant then has 5 judicial days to pay the rent or vacate the property. In our experience, most tenants will pay full rent before the expiration of the notice. If the tenant does not pay or vacate within the 5 days prescribed, the next step is a court order for lockout. This is a process we can handle for you (additional fees apply) or you can handle yourself.
5. WHAT HAPPENS IF THE TENANT VACATES AND LEAVE THE PROPERTY DIRTY OR NEEDING REPAIRS?
Rice Real Estate will conduct a move-out inspection of the property, once it becomes vacant. We then compare the move-in inspection (including photos) with the move-out to determine what items are chargeable to the tenant. Repairs and cleaning, which are the tenant’s responsibilities, are charged against the tenant’s security deposit.
6. WHO HOLDS MY TENANT’S SECURITY DEPOSIT?
Nevada law requires us to hold tenant security deposits in a trust account separate from owner funds.
7. HOW OFTEN DO YOU CHECK ON MY RENTAL PROPERTY?
We perform annual inspections of all occupied properties. Additionally, we are also able to notify neighbors on how to reach us if they have a concern about the property. If we have reason to believe there may be a problem (a call from a neighbor, repeated late rent, or other indicators), we’ll perform an interior inspection on a minimum 24 hours’ notice. If your property is vacant, and you’re using our service to find a tenant for the home, we’ll be inside the property at least once a week.
Would it be helpful to talk to some of our long-time clients? We can provide you contact information for some of our current clients who have agreed to take calls or emails for referral purposes.
Rice Real Estate & Las Vegas Property Management
Rice Real Estate is a full service residential real estate brokerage offering worry-free rental property management in Las Vegas, Green Valley Ranch, Seven Hills, Silverado Ranch, Southern Highlands, Mountains Edge, Summerlin and Henderson. Through our extensive network of renters and state of the art marketing techniques we strive to exceed your expectations. We are committed to upholding professional ethics and standards.
Our team provides not only professional management, but also common sense and personalized service at competitive rates – the cornerstone of our long success in the business. Broker & Lead Property Manager Heidi Rice has been managing rental properties since 2001 and manages all properties as if they were her own. Rice Real Estate is known as one of the best Las Vegas Property Management companies….just read our reviews here!